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5 Galpin Business ParkCITY PC DATE: 1/15/02 CC DATE: 1/28/02 REVIEW DEADLINE: 2/13/02 CASE #: 2002-1 PUD, 2002-1 t~TlP 913139_1 Rite. Plan STAFF REPORT I- Z PROPOSAL: LOCATION: APPLICANT: Request for a conditional use permit to develop within the Bluff Creek OverlaY District; concept and preliminary Planned Unit Development (PUD) approval to rezone the property from Agricultural Estate to Planned Unit Developm6nt for a neighborhood business; subdivision to create two lots and two outlots on 8.52 acres; and site plan review for a 3,960 sq. ft. - convenience store and a 2,873 sq. ft. car wash, Galpin Business Park. Northeast comer of Hwy. 5 and Galpin Blvd. Paul Anderson WCL Associates 1433 Utica Ave. So., Suite 162 St. Louis Park, MN 55416 (952) 541-9969 Chuck Sameluk Chanhassen, LLC 4940 Viking Dr., Suite 424 Minneapolis, MN 55435 (952) 835-3600 PRESENT ZONING: Agricultural Estate District, A-2 2020 LAND USE PLAN: Commercial/Residential - Medium Density/Parks and Open Space ACREAGE: 8.52 DENSITY: NA SUMMARY OF REQUEST: The developer is requesting a conditional use permit to develop within the Bluff Creek Overlay District; concept and preliminary Planned Unit Development (PUD) approval to rezone the property from Agricultural Estate to Planned Unit Development for a neighborhood business; subdivision to create two lots and two outlots on 8.52 acres; and site plan review for a 3,960 sq. ft. convenience store and a 2,873 sq. ft. car wash, Galpin Business Park. Notice of this public heating has been mailed to all property owners within 500 feet. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City has a relatively high level of discretion in approving rezonings, PUD's, and amendments to PUD's because the City is acting in its legislative or policymaking capacity. A 1 BANE 2 CLO~~ 3 CONI: 4 PRIM Maje d_~/~,y ~ t~ BANEBE ~_ _ CONE FL 7 BLUEBO · ~ -5:- 8 CHICOR' c~ 9 POPPY E ~.._._ 10 BLUE S, E~- 11 WATER St =-- 12 LADY St ~ 13 BUTTEF Jt CL'r~'e ~ t4 BLUES,~ 15 WATER 16 SNAPD ;Ct Ln Way Lsnc, , Harvest Way 3 Autumn Ridge Avenu Coulter Blvd / %~be~ood Dr Galpin Business Park January 15, 2002 Page 2 The City's discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the Subdivision Regulations and Zoning Ordinance. If it meets these standards, the City must approve the preliminary plat. This is a quasi-judicial decision. The City's discretion in approving or denying a site plan is limited to whether or not the proposed project complies with Zoning Ordinance requirements. If it meets those standards, the City must then approve the site plan. This is a quasi-judicial decision. The City has limited discretion in approving or denying conditional use permits, based on whether or not the proposal meets the conditional use permit standards outlined in the Zoning Ordinance. If the City finds that all the applicable conditional use permit standards are met, the permit must be approved. This is a quasi-judicial decision. PROPOSAL/SUMMARY The developer is proposing the development of the site at the northeast comer of Highway 5 and Galpin Boulevard as a neighborhood commercial center. The proposed development consists of a conditional use permit for development within the Bluff Creek Overlay district, subdivision approval to create two lots and two outlots, rezoning of the property to Planned Unit Development, PUD, to permit neighborhood commercial uses, and site plan approval for a convenience store with gas pumps and a car wash. The site has been previously graded as part of an interim use permit to prepare the site for development and as part of the West 78th Street and Highway 5 expansion project. The area immediately adjacent to the wetlands in the southeast comer of the site have been preserved as well as the area immediately adjacent to Bluff Creek in the northern portion of the property. The subdivision of the property is very straightforward with the creation of two lots for development and two outlots, one of which will contain a storm water pond and common driveway for both lots and the other which will remain natural in appearance and be replanted in native vegetation. The PUD is designed to provide for neighborhood support uses. The use of the PUD permits a higher quality development in exchange for flexibility in regulations. In addition, the applicant is proposing the donation of the two outlots to the city for permanent open space as well as the reforestation of these areas. Staff believes that the proposed benefits to the community warrant the approval of the PUD. The site plan is relatively simple given the design standards for the project. Additional articulation is required on the north elevation of the store with additional windows on both the north and west elevations of the building. Staff is recommending that the car wash be constructed of the same materials as the convenience store. Access to the site will be shared with the lot to the south. Traffic circulation should not be an issue. Pedestrian access will be required from the trail on Galpin Boulevard to each building in the development. / Galpin Business Park January 15, 2002 Page 3 Staff is recommending approval of the proposed development subject to the conditions of the staff report. BACKGROUND West 78th Street was extended across the northern third of the site as part of the Highway 5 upgrade in 2001. Right-of-way was acquired for the street extension from the property owner by MN/DOT. On April 24, 2000, the City Council approved an interim use permit (#00-1) to import 50,000 cubic yards of material to the property. This filling was done to prepare the site for future development. APPLICABLE REGULATIONS Chapter 18 Subdivisions Section 20-106 through 20-122, Site Plan Review Section 20-231 through 20-237, Conditional Use Permits Article VIII, Planned Unit Development District Section 20-1551 through 20-1564, Bluff Creek Overlay District GENERAL SITE PLAN/ARCHITECTURE The developer has submitted proposed development design standards. Staff has taken these standards and modified them. The proposed staff modifications are intended to make the design standards more neighborhood oriented. The design standards will be approved as part of the Development Contract/PUD Agreement for the site. They will govern all development on the site. The developer is proposing a 3,960 square foot Kwik Trip convenience store and gas station with a detached 2,873 square foot car wash. The development of Lot 1 consists of two one-story buildings. The convenience store's primary material is a red brick with a border of tan brick. Windows are proposed on the west side of the south elevation and overhead windows are proposed on the west side of the north elevation. One window is proposed on the west elevation of the building. The gable ends are of tan stucco with white fascia with a red accent. The car wash is proposed of red split-face block with the gable ends consisting of tan stucco with white fascia with a red accent. Glass block is proposed on the west and east sides of the car wash with overhead doors on the north and south sides of the building. It appears that the mechanical equipment area is open to the west. The wing wall around this area should screen the mechanical equipment from views from the west. The use of chain link gates on the west elevation is not permitted Staff believes that the car wash should be constructed of the same materials as the convenience store (brick). If the developer desires to use block, it should be used as a base or foundation material, or in decorative columns, rather than a primary building material. Additionally, the north and west elevations of the convenience store does not have sufficient fenestration. An additional 8.5 feet and 14.5 feet of windows on the north and west elevations, respectively, is required. In addition, the northern elevation needs additional articulation. This could be accomplished through the modulation Galpin Business Park January 15, 2002 Page 4 of the wall elevation, the introduction of columns, or the inclusion of trellises or canopies and the installation of foundation plantings. Following are the design standards staff is recommending for approval as part of the PUD. Staff has provided a strikethrough - bold format to show changes from the design standards submitted by the applicant. These standards will be incorporated as part of the development contract/PUD agreement for the project. The site plan for Kwik Trip complies with these design standards subject to the revisions recommended by staff. Two streets abut each site with the entrance oriented toward Highway 5. The entry has a peaked roof over the door with windows surrounding the entrance. Color for the building is muted, red and tan. Additional site furnishing will be required to comply with these standards as well as additional building articulation. Staff has based these standards on the city's design standards for commercial, industrial, & office institutional developments. GALPIN BUSINESS PARK DEVELOPMENT DESIGN STANDARDS (PUD) A. Intent Galpin Business Park is a PUD created to accommodate neighborhood services and conveniences. The use of PUD zoning is to allow for a greater variety of uses, the internal transfer of density and construction phasing. In return, the development provides higher quality architectural standards and a more environmentally sensitive project. The goal is to preserve open space, protect wetlands and retain existing vegetation through the efficient/shared use of land, transitional and buffer landscapes. All future lots that are developed are to be reviewed based upon the development use and standards listed below. All submittals are to consist of: Architectural site plan Rendered building elevations Material board Grading and utility plans to conform to current city standards in effect when the proposed new development is submitted for review. Landscape plan to conform to the city landscape ordinance in effect at the adoption of this PUD and these standards. Color rendering/photo-composite images of the new work proposed as seen from Highway 5 midpoint along the wetland in Let 30utlot A, the intersection of Highway 5 and Galpin and the intersection of Galpin and West 78th Street. Three total. Mutual access, cross easements and maintenance agreements are required of all property owners. If discrepancies arise between the PUD and other sections of the city ordinances, the stated PUD shall govern for a period of up to two years after the final plat approval for Galpin Business Park. Galpin Business Park January 15, 2002 Page 5 B. Permitted Uses The permitted uses for this PUD shall consist of and be limited to those listed and described below or as approved by the city council. The city council shall interpret whether or not a future use meets the following definitions. Convenience store with gas pumps, freestanding canopy and car wash. Dry cleaning and laundry pick-up stations. Retail shops with a single covered drive through. Self service laundry. Shopping center with a single covered drive through. Day care. Offices - professional and business. Health services/medical facilities. Financial institutions with a covered drive through. Small appliance and shoe repair shops. Personal service establishments. Standard restaurants without a drive through. Fast Food restaurants without a drive through and integral (less than 40 percent of the building area) with a multi-tenant building. Veterinary clinics. Private clubs and lodges. Community Centers. Hotels and motels with entry canopy/drive through. Ancillary approved uses (in conjunction with and integral to a primary use). Showroom/display areas up to 50 percent of the tenant floor space. Storage areas. Telecommunications antennas/dishes if concealed from view at the public right of way. Parking. Trash/equipment enclosures. Up to a four lane covered drive through for a bank A single covered drive through for a pharmacy. Outdoor storage dispensing display is allowed at the convenience store if limited e.g., pop machine, ice machine, secure propane tank storage. ATM machines Prohibited uses: Outdoor storage and/or sales areas unless specifically approved by the city council. Automotive sales, service and repair. Fast food with a drive through. Galpin Business Park January 15, 2002 Page 6 Drive through's located on the building front elevation to Highway 5. C. Setbacks The development is to be regulated by the Highway 5 corridor HC-2 District and the PUD standards. There are no minimum requirements for building, parking or drive aisle setbacks on the interior lot lines within the PUD. Frontage Highway 5 Galpin Boulevard West 78th Street Bluff Creek Overlay Wetland (Shown Outlot B) Minimum Setback Building/Parking/Drive Aisle 70'/70'/50' 150' 30'/20'/10' 10ft 50'/20'/10' 100' 40'/gO 40'/-1-0 40' N/A 50'/31) 50'/-1-0 50' N/A Maximum Setback Building D. Lot Coverage The hard surface lot coverage will be limited to a maximum of 65% over the entire site. Any single lot may exceed the 65% requirement. The hard surface area of each lot is as follows: Lot Total Area Lot 1 Lot 2 Outlot A Outlot B Total: 81,510 sf/1.87 ac 78,973 sf/1.81 ac 167,539 sf/3.85 ac 42,902 sf/.98 ac 370,924 sf/8.52 ac HARDSURFACE AREA Building Footprint (up to) 12,000 s.f. 20,000 s.f. 0 s.f. 0 s.f. 32,000 s.f. Paving (up to) 61,359 s.f. 43,178 s.f. 16,754 s.f. 0 121,291 s.f. % (up to) 90% 80% 10% 0% 41% Galpin Business Park January 15, 2002 Page 7 E. Development Standards 1. SIZE, PORTION PLACEMENT a. Entries: Main entrances shall be oriented toward Highway 5. Entrances shall be designed with additional architectural detailing. b. Articulation: Buildings of more than 40 feet in width shall be divided into smaller increments, between 20 and 40 feet, through articulation of faqade. C. Large unadorned concrcte pancls and CMU walls; solid unrelieved walls without architectural detailing, changes in material, color, accents, fenestrations, etc.; or walls without significant visual interest in keeping with the mass, size and scale of the wall as viewed from public ways shall be prohibited. Buildings shall have varied and interesting detailing. No two structures are to be identical. All walls to incorporate architectural interest through building design or appropriate landscaping. Acceptable design shall incorporate changes in materials and colors, materials with textured surfaces, aggregate, etc. and/or offsets in the building walls. d. Multi-story Structures: Ground level of multi-story structure shall be visually distinct from upper stories. 2. MATERIAL AND DETAIL a. In order to meet the requirements of a PUD, the development must demonstrate a higher quality of architectural standards and design. b, All materials shall be of high quality and durability. Masonry or higher quality materials shall be used. Color shall be integral to the material used, i.e. colored CMU, brick, or stucco. No painted masonry surfaces will be allowed. Colored mortar is encouraged but not required. Co Acceptable materials include: 1. Brick. 2. CMU/Block - shall be of a decorative nature with either a split/rock face, burnished, fluted or scored. Block shall be used as a base material or for building accents. 3. Concrete may be poured in place, tilt up or precast. It shall be finished in stone/ aggregate, textured, coated or painted. 4. Stucco or EIFS, as an accent material. 5. Stone - natural or manmade. 6. Glass - clear, colored, textured, translucent or glass block. 7. Laminated shingles, standing seam metal roofs, concrete or quarry tile roofs, or other materials as approved by the city council are to be used on all pitched roofing. 8. Metal panels, siding or structures may only be used for canopies, soffits, trim, Galpin Business Park January 15, 2002 Page 8 . HVAC screens and building accents. Paved areas shall consist of any of the following: bituminous, stamped/colored bituminous, concrete, stamped/colored concrete, brick or stone pavers. d. All building facades visible from a public right of way must be treated comparable to the rest of the building. Design elements must be used nearly equally on all sides. Overhead doors where required, are to be screened as best as possible without interfering with their use or creating a safety hazard. Screening may consist of landscaping, earthen berms, or walls built to match the building. Screening does not need to be complete. Overhead doors shall be the same color as the primary building material. Drive throughs, up to ~1 stalls, are allowed if used in conjunction with a financial institution, pharmacy, grocery or other occupancy specifically approved by the city council. No drive through will be allowed for fast food restaurants. The drive through must be connected to the principal building. The drive through shall not be located on the street elevation of a building. Materials must be of complementary appearance to the primary building. g. A convenience center fueling station canopy up to 20' above finished grade is allowed. 3. COLOR ae Colors shall be harmonious. Building colors shall be muted colors with low reflectivity. Bright or brilliant colors and sharply contrasting colors may be used for accent purposes occupying a maximum of 10 percent of building faqade. b. All materials, color, size and texture, are to be approved to assure compatibility with the PUD. 4. HEIGHT AND ROOF DESIGN Building heights shall be limited to 3 stories or 40', as measurement to the highest point from the top of the first floor elevation. The measurement shall include architectural details (parapets), transmission antennas, transmission equipment, satellite dishes, and non-structural building elements. Pitched roofs shall be measured to the midpoint of the roof. bo Each primary building shall incorporate one or more of the following: pitched roof, stepped parapet/roofs, or raised tower elements depending upon the scale and type of building. Other architectural elements such as arches, vaults, canopies, recessed entries and niches, colonnades, detailing, etc., may be used to add architectural interest, direction or articulation to the buildings. Galpin Business Park January 15, 2002 Page 9 5. FA(~ADE TRANSPARENCY a. At least 50 percent of a building elevation adjacent to a public right-of-way shall have windows and/or doors. Reflective glass is not permitted. 6. SITE FURNISHING a. Site furnishings shall be designed as part of the site architectural concept and landscape. Benches, tables and chairs and similar features shall be required with all new development. 7. FRANCHISE ARCHITECTURE a. Franchise architecture shall be revised if it does not comply with the design standards. 8. LOADING AREAS AND REFUSE AREAS, ETC. a. All accessory structures shall be complementary to the primary structure. bo C, All building and mechanical equipment, processing machinery, etc. mounted either on the ground, building or roof shall be screened from view from adjacent public right of' ways. Screens shall consist of parapets and/or walls of compatible appearing materials or camouflaged to blend into the building or surroundings. Wooden fences are prohibited. Each building shall incorporate space within the building or adjacent enclosed or screened structure for recyclables. d. All utilities are required to be underground. 9. LANDSCAPING a. Natural areas shall be preserved to the maximum extent. b. Landscaping shall enhance natural and architectural features, strengthen vistas, and provide shade. c. Landscaping shall emphasize massing of plant materials over isolated or scattered material. d. The master landscape plan for Galpin Business Park shall be the design guide for the site landscape developments. Each lot must present a landscape plan for approval with Galpin Business Park January 15, 2002 Page 10 the site plan review. Total quantity of landscaping along Highway 5, West 78th Street and Galpin Boulevard shall comply with Buffer Yard Standard B, City Landscape Ordinance for Vehicular Areas, and Foundation and Aesthetic Plantings. So Up to '10% A portion of the canopy and under story trees required by city ordinance for Lot 1 and Lot 2 may be relocated onto Outlot 'B' to further enhance Bluff Creek and buffer the residential area to the north subject to city approval. Outdoor storage of materials is prohibited unless it has been specifically approved during site plan review. All approved outdoor storage must be screened with either masonry walls/fences, landscaping and berms or a combination of the two. go Landscape berming is encouraged for use in screening elements such as overhead doors, parking, equipment, and trash enclosures. Maximum slope 33%. The berm is to be sodded, seeded or covered with a wood or stone landscape mulch. The same type of mulch must be used throughout the entire development. Mulch areas must be bordered by sidewalk, curbing, brick pavers, masonry pavers, metal or plastic edging materials. ho Landscaping may be installed incrementally as the lots are developed. Lot 1, Outlot 'A' and Outlot 'B' are to be completed simultaneously. Grass areas with potential for erosion are to be sodded or seeded with erosion control fabric per master plan. The landscape areas within Lot 1 and Lot 2 are to be irrigated. Buffer yard plantings shall be installed with the first phase of development. On Lot 1 and Lot 2, deceased trees and shrubs within the buffer yard are to be replaced in kind as originally approved, within one year unless approved by the city council. Trees and shrubs are to be maintained, pruned, and trimmed of dead branches, volunteer grasses and weeds. Lawn areas are to be mowed regularly. Wood mulches are to be replenished to a like new condition every five years or less. j. Prairie grasses and similar natural vegetation is to be left in a natural state. ko Loading docks shall be screened year round from view of public fight of way by walls, berms, landscaping, a combination thereof, or as approved by the city council. Overhead doors shall be the same color as the primary building materials. Retaining walls may be used to accommodate changes in grade elevations. Acceptable materials include natural stone, cut stone, and integral color concrete block retaining wall systems. Wood retaining walls are prohibited. m. Perimeter public parking vehicular use areas adjacent and/or fronting the public right of ways is to be screened to the height of 3' above the parking surface. This may be accompanied by landscaping, berms, fences or any combination thereof. Galpin Business Park January 15, 2002 Page 11 n. Drive aisles adjacent to and/or fronting the public right of way do not require screening. 10. LOT FRONTAGE AND PARKING LOCATION ae One row of parking shall be allowed within the required building setback adjacent to Highway 5 or West 78th Street. The majority of parking shall be located to the side or rear of the building. b. Each developed lot to provide bicycle parking. Parking quantities and stall sizes are to meet current city standards in effect when the proposed new development is submitted for review. Each change in use shall require a reevaluation of the parking. d. Shared parking shall be required throughout the project. Parking stalls may be located on the adjacent development as negotiated between the affected parties. e. Each developed lot to provide pedestrian access from the public sidewalk along Galpin Boulevard to the principal buildings. F. Building Materials and Design G. Sitc Landscaping and Screening F. SIGNAGE Galpin Business Park, Chanhassen, LLC, shall be permitted one shared pylon sign. The pylon sign shall be located along Highway 5 near Galpin Boulevard and setback a minimum of 35' to thc support one-half (1/2) the required building setback from the property line. The pylon is to be no more than 20' above finished grade to the highest point. A maximum of g0 64 s.f. of sign face per side is allowed. The maximum width of the sign shall be 10 feet. , One monument sign each is allowed for Lot 1 and Lot 2. The maximum height of monument signs are to be ~ 8' above grade. A 8' high sign on a 2' tall masonry base. A maximum of 80 64 s.f. of sign face per side is allowed. The maximum width of the sign shall be 10 feet. o The pylon and monument sign bases and supports are to be of masonry materials (brick, decorative CMU, stone or stucco) to match the primary buildings, be consistent, and to compliment each other. Sign faces shall be colored translucent plastic. If illuminated, signs are to be internally lit. 4. Signage throughout the development shall be consistent in size, location, heights, materials and illumination. Galpin Business Park January 15, 2002 Page 12 5. Wall signs shall be as permitted below. Maximum Percentage of Wall Area in Square Feet Wall 15% 0-600 13 % 601-1,200 11% 1,201-1,800 9% 1,801-2,400 7% 2,401-3,200 5 % 3,201-4,500 3% 4,500+ Maximum Square Footage of Signs 90 156 198 216 224 230 240 6. All signs shall require a separate sign permit. G. LIGHTING Site lighting throughout the development shall be consistent. Access roadways to be lit comparable to the existing lighting on West 78th Street. A uniform average of up to 7 foot candles is to be provided throughout the developed areas. Up to 70 foot candles may be used below canopies and drive throughs. Canopy and drive through lights must be recessed. 2. Site area lighting to be shoe box fixtures with metal halide lamps. o Light poles to be consistent throughout the development, square, prefinished, 30' maximum to the highest point. . All site lighting must be shielded to prevent any off site spillage and glare. A maximum of 1 to 2 foot candles are allowed along the property lines at Highway 5, Galpin Boulevard and West 78th Street. SUBDIVSION, CONDITIONAL USE PERMIT AND SITE PLAN REVIEW WETLANDS There is one ag/urban wetland located in the southeast comer of the site. The wetland is dominated by reed canary grass and cattail, with box elder trees around the perimeter. No wetland impacts are proposed in conjunction with this project. The City's Surface Water Management Plan identifies this basin as a good candidate for restoration. Galpin Business Park January 15, 2002 Page 13 A 0' to 20' wide wetland buffer (with a minimum average width of 10') is required around this wetland basin. Wetland buffer areas should be surveyed and staked in accordance with the City's wetland ordinance. Wetland buffer edge signs should be installed, under the direction of City staff, before construction begins and should be purchased from the City for $20 per sign. Any disturbed wetland buffer areas should be reestablished using native wet meadow species from the Bluff Creek Natural Resources Management Plan (Appendix C: Bluff Creek Environmental Corridor Common Plant Species of Natural Communities) or other species as approved by City staff. In addition, all structures must maintain a 40' setback from the wetland buffer edge. The wetland buffer and setback should be shown on the grading plan. Silt fence should be provided adjacent to all areas to be preserved as buffer or, if no buffer is to be preserved, at the delineated wetland edge. Drainage and utility easements should be provided over all existing wetlands and storm water ponds. BLUFF CREEK NATURAL RESOURCES MANAGEMENT PLAN This site falls within the Primary and Secondary Corridors of the Bluff Creek Natural Resources Management Area. The purpose of the Primary Corridor is to delineate a conservancy zone where undisturbed conditions are desired, since any type of human activity in this area may directly impact Bluff Creek. The Secondary Corridor is a management zone where development and/or urban activities directly affect Bluff Creek's ecosystem. The portion of the property north of West 78th Street is entirely within the primary corridor. Bluff Creek lies just north of this property and runs almost parallel to the northern property line. The stream corridor is forested and has been invaded by a small amount of buckthorn. The slopes adjacent to the stream have been left undisturbed for the most part. The principle alterations in the area were a result of the construction of West 78th Street and the trail. Native woody species should be planted from the top of the slope (elevation approximately 958) down to the existing vegetation. This will provide an appropriate transition between the more manicured trail area and the woods and create a needed forested riparian corridor along the creek. Staff does not approve the applicant's proposed landscaping plan for this area. Staff recommends that all species to be planted on the slope shall be native and from the Bluff Creek Natural Resources Management Plan (Appendix C: Bluff Creek Environmental Corridor Common Plant Species of Natural Communities - Maple-Basswood Natural Community Category). The primary co~Tidor boundary on the southern portion of the property is at the 940 elevation. The secondary corridor boundary follows the 962 elevation. The slope area between the primary and secondary corridor boundaries should be restored using native vegetation in order to ensure protection of the creek and the smTounding natural communities. Conservation easements should be placed over all areas within the primary and secondary co~Tidors. This will allow the City to restore and/or manage the natural resources in these areas. Galpin Business Park January 15, 2002 Page 14 SURFACE WATER MANAGEMENT PLAN The City's Surface Water Management Plan (SWMP) does not provide regional storm water ponding for this site; therefore, on-site storm water ponding is proposed in conjunction with this project. Revised storm water calculations should be provided. On the grading plan (Sheet 2 of 5), the directional arrows between CBMH 3 and 4 appear to be going the wrong direction. The rim and invert elevations are not consistent between the grade plan (SP4) and the utility plan (Sheet 3 of 5). Revised plan sheets showing these changes should be submitted. Water Quality Fees Because of the impervious surface associated with this development, the water quality fees for the proposed development are based on commercial development rates of $5,909/acre. Based on the proposed developed area of 3.69 acres, the water quality fees associated with this project are $21,804.21. Water Quantity Fees The SWMP has established a connection charge for the different land uses based on an average city- wide rate for the installation of water quantity systems. This cost includes land acquisition, proposed SWMP culverts, open channels and storm water ponding areas for runoff storage. Commercial developments have a connection charge of $4,360 per developable acre. This results in a $16,088.40 water quantity fee for the proposed development. SWMP Credits The applicant will be credited for water quality where NURP basins are provided to treat runoff from the site. This will be determined upon review of the ponding and storm sewer calculations. Credits may also be applied to the applicant's SWMP fees for oversizing in accordance with the SWMP or the provision of outlet structures. The applicant will not be assessed for areas that are dedicated outlots. Current calculations indicate that the project proposes water quality ponding for approximately 4.41 acres. This results in water quality credits equaling $26,058.69. The project also proposes providing 1 outlet structure, which results in a credit of $2,500.00. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $9,333.92. This amount will be finalized prior to final plat approval. PARKS AND OPEN SPACE Trails This site lies at the intersection of three major pedestrian trails; the Galpin Boulevard trail, the West 78th Street trail, and the Hwy. 5 underpass. Due to the proximity of these trails, numerous pedestrian "shoppers" will visit the Kwik Trip store. These trails have all been installed as a part of street and highway reconstruction projects in the area. The applicant should be required to make safe and convenient sidewalk connections from their business to the adjoining trail system. The site plan proposes a 5-foot wide concrete walk from the proposed 8-foot wide bituminous trail to accommodate pedestrian traffic to the station. Pedestrian ramps will be required at all trail/sidewalk access points onto drive aisles. Additionally, since this site is to be accessible by pedestrians and bicycles, the developer shall provide a bicycle parking area and bicycle racks Galpin Business Park January 15, 2002 Page 15 Parks The site lies within the park service areas of Sugarbush Park and the Chanhassen Recreation Center. Trail connections are available from the Kwik Trip store to each of these parks. No additional land for park needs is being sought from the Galpin Business Park. Park & Trail Fees In the absence of trail construction or land dedication, the Galpin Business Park development shall be required to pay full park & trail dedication fees per city ordinance. GRADING/DRAINAGE/EROSION CONTROL The site was previously rough-graded under an interim use permit in the fall of 2000. As such, minimal grading will be needed in order to construct the building pads. The majority of the grading work will center around construction of the proposed pond. The current plans show a store with a proposed floor, elevation of 967.25 and a car wash with a proposed floor elevation of 966.2 on Lot 1. The future building on Lot 2 is shown with a proposed pad elevation of 966.5. At these elevations, storm water fi'om the buildings will drain toward each of the proposed catch basins. The parking lot storm drainage will be conveyed via storm sewer to a proposed storm water pond at the northeasterly comer of the site for treatment prior to discharging to the existing wetland. The pond is required to be designed to National Urban Runoff Program (NURP) standards. The applicant has submitted drainage calculations for the site; however, additional information is still needed. Staff will work with the applicant's engineer to revise the calculations. Prior to final platting, storm sewer design data will need to be submitted for staff review. The storm sewer will have to be designed for a 10-year, 24-hour storm event. Drainage and utility easements will need to be dedicated on the final plat over the public storm drainage system including ponds, drainage swales, and wetlands up to the 100-year flood level. The minimum easement width shall be 20 feet wide. Emergency overflows from all storm water ponds will also be required on the construction plans. Staff recommends that silt fence be added around the perimeter grading limits of the site. The silt fence, shown on the plan adjacent to the existing wetland, should be moved to the top of the existing slope and away from the wetland. Also, this silt fence must be Type llI, heavy-duty. All of the proposed rock construction entrances must be lengthened to 75 feet as per City Detail Plate No. 5301. UTILITIES Sanitary sewer and water was previously stubbed to the site as part of the Trunk Highway 5 improvement project. The plans propose on extending the sanitary sewer from West 78th Street and water from Galpin Boulevard. The mainline sewer and water will be considered public utility lines since they serve more than one lot. As such, minimum 20-foot wide easements will be required over Galpin Business Park January 15, 2002 Page 16 the public portion of the utility lines. Installation of the private utilities for the site will require permits and inspections through the City's Building Department. The site has been previously assessed for utilities in the amount of $47,904. Since the developer will be installing the lateral utility lines, no additional lateral connection fees will be applied. Each newly created lot will be subject to City sanitary sewer and water hook up charges at the time of building permit issuance. The 2002 trunk utility hook up charges are $1,383 per unit for sanitary sewer and $1,802 per unit for water. Public utility improvements will be required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. Detailed construction plans and specifications will be required at the time of final platting. The applicant will also be required to enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. Permits from the appropriate regulatory agencies must be obtained, including but not limited to the MPCA, Department of Health, Watershed District, Carver County, MnDOT, etc. STREETS AND PARKING LOT No public streets are proposed as part of this project. Proposed site accesses include right-in/fight-out accesses off of both Galpin Boulevard and West 78th Street. Full access to the site will also be from West 78th Street. Staff has no objections to the location of these accesses. Concrete driveway aprons will be required for all accesses. As all three accesses will service the two lots, cross-access easements will need to be obtained and recorded against the lots. The development is required to provide 20 parking spaces. Including the pump island parking, the development provides 30 stalls. LANDSCAPING Minimum requirements for landscaping include 9,600 sq. ft. of landscaped area around the parking lot, 6 trees for the parking lot, and buffer yard plantings along Highway 5, Great Plains Blvd. and West 78th Street, as well as neighboring property lines. The applicant's proposed as compared to the requirements for landscape area and parking lot trees is shown in the following table. Vehicular use landscape area Trees/landscape area Hwy. 5 buffer yard B - 390' Galpin Blvd. buffer yard B - 420' W. 78th St. buffer yard B - 470' Required 9,600 sq. ft. 38 canopy trees 8 canopy trees 16 understory trees 24 shrubs 8 canopy trees 17 understory trees 25 shrubs 9 canopy tree 19 understory trees Proposed >9,600 sq. ft. 38 canopy trees 8 canopy 12 understory 25 shrubs 11 canopy 5 understory 60 shrubs 13 canopy trees 3 understory Galpin Business Park January 15, 2002 Page 17 Boulevard Trees 1 per 30' 28 shrubs 65 shrubs 30 canopy trees 32 canopy The applicant does not meet minimum requirements for buffer yard plantings. Staff recommends that understory tree landscaping be increased in order to meet minimum requirements as shown in the table. Additionally, according to ordinance, parking lots shall be fully screened from the street. This will require berming or more understory trees and shrubs to be planted along the street frontages. Landscaping for the property north of W. 78th St. is addressed in the 'Bluff Creek Natural Resources Management Plan' section of the staff report. LIGHTING/SIGNAGE The developer is proposing a pylon sign in the southwest corner of the site for the entire development with individual monument signs for each site. Staff is proposing that monument signs be limited to eight feet in height and pylons at 20 feet in height. Permitted sign area is 64 square feet. Additionally, staff is recommending that pylon and monument signs be limited to 10 feet in width. The signs shown in the site plan would need to be revised slightly to meet these standards. Wall signage is permitted on two elevations of each building. Signage must comply with the area standards contained in the design standards. A separate sign permit must be applied for on each sign. Lighting is proposed for Lot 1 and Outlot A of the development. Higher levels of lighting are proposed at the site entrance for safety considerations. However, these light levels dissipate quickly as they spread out from the accesses and should not pose a hazard. All light fixtures shall be shielded. Lighting shall be shielded from direct off-site view and glare. The'canopy lighting shall be completely screened from direct off site views through the use of screening structures around the lights or by recessing the lighting in to the canopy. Lighting shall be similar throughout the development. REZONING Justification for Rezoning to PUD The applicant is requesting to rezone approximately 8.52 acres from A-2, Agricultural Estate, to PUD, Planned Unit Development. There are two components to the PUD: neighborhood commercial and parks and open space. The following review constitutes our evaluation of the PUD request. The review criteria is taken from the intent section of the PUD Ordinance. Section 20-501. Intent Planned unit developments offer enhanced flexibility to develop a site through the relaxation of most normal zoning district standards. The use of the PUD zoning also allows for a greater variety of uses, internal transfer of density, construction phasing, and a potential for lower development costs. In exchange for this enhanced flexibility, the City has the expectation that the development plan will Galpin Business Park January 15, 2002 Page 18 result in a significantly higher quality and more sensitive proposal than would have been the case with the other more standard zoning districts. PUD FINDINGS It will be the developer's responsibility to demonstrate that the City's expectations are to be realized as evaluated against the following criteria: . Preservation of desirable site characteristics and open space and protection of sensitive environmental features, including steep slopes, mature trees, creeks, wetlands, lakes and scenic views. Findine. There is 0.98 acres of upland north of West 78th Street (Outlot A) adjacent to Bluff Creek that will be re-vegetated to enhance the natural character of the area. This wooded area is to be preserved through dedication to the city. In addition, Outlot B, which contains a wetland and a tree buffer, will be preserved and dedicated to the city. . More efficient and effective use of land, open space and public facilities through mixing of land uses and assembly and development of land in larger parcels. Findin~:. This property is highly visible and in a unique area within the community. It is one of the few commercial areas not located within the downtown and will provide for the daily needs of residents in the area. It is also in an area of transition from the busy Highway 5 corridor on its south, Bluff Creek on its north and east, and the residential development that expands from the area to the north, east and west. 3, High quality of design and design compatible with surrounding land uses, including both existing and planned. Site planning, landscaping and building architecture should reflect higher quality design than is found elsewhere in the community. Finding. The developers are proposing to submit individual building plans for each development lot. The city will utilize its normal site plan review procedure for each. The approved PUD documents will establish development standards to ensure that the site is developed in a consistent and well-planned manner so that a higher quality of development will result. . Sensitive development in transitional areas located between different land uses and along significant corridors within the city will be encouraged. Finding. The development is in an area of transition from the busy Highway 5 corridor on its south, Bluff Creek on its north and east, and the residential development that expands from the area to the north, east and west. 5. Development that is consistent with the Comprehensive Plan. Galpin Business Park January 15, 2002 Page 19 Finding. The Comprehensive Plan guides this area for commercial/residential - medium density, and parks and open space use. The site is too small to accommodate both commercial and residential use, especially considering the constraints caused by the requirements of the Bluff Creek Overlay district. The developers are proposing a two lot business park surrounded on the east and north by permanent open space. The neighborhood commercial uses shall be defined in the design standards for this development. Staff is basing most of its use recommendations on the uses permitted in the Neighborhood Business district regulations. o Parks and open space. The creation of public open space may be required by the city. Such park and open space shall be consistent with the Comprehensive Park Plan and overall trail plan. Finding. The developer is proposing the dedication of approximately 5 acres for permanent open space. However, since the developer is using portions of the land for pervious surface transfer (Outlot A) and portions for access and a storm water pond, no park dedication credit will be provided. 7. Provision of housing affordable to all income groups if appropriate with the PUD. Finding. Not applicable for this development. o Energy conservation through the use of more efficient building designs and sitings and the clustering of buildings and land uses. Finding. The development will cluster within the upland portion of the site. Access will be shared from both Galpin Boulevard and. West 78th Street. The development is also providing pedestrian access from the abutting city trail system. 9, Use of traffic management and design techniques to reduce the potential for traffic conflicts. Improvements to area roads and intersections may be required as appropriate. Finding. The use of traffic demand management techniques for the developer and site users will be a condition of approval. Summary of Rezoning to PUD Rezoning the property to PUD provides the applicant with flexibility, but allows the city to request additional improvements and the site's unique features can be better protected. The flexibility in standards allows the disturbed areas to be further removed from the unique features of the site. In return for the flexibility, the city is receiving: Consistency with Comprehensive Plan; Corridor sensitivity on Highways 5; Preservation of desirable site characteristics (wetlands, the Bluff Creek corridor and trees); Improved architectural standards including, uniform signs and architecture; Galpin Business Park January 15, 2002 Page 20 Traffic management and design techniques to reduce potential for traffic conflicts; Sensitive development in transitional areas; More efficient use of land SUBDIVISION FINDINGS 1. The proposed subdivision is consistent with the zoning ordinance; Finding: The subdivision meets all the requirements of the draft Planned Unit Development standards, the Buff Creek Overlay District and the Planned Unit Development standards subject to the revisions contained in the staff report. . The proposed subdivision is consistent with all applicable city, county and regional plans including but not limited to the city's comprehensive plan; Finding: The proposed subdivision is consistent with applicable plans. . The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm water drainage are suitable for the proposed development; Finding: The proposed site is suitable for development subject to the conditions specified in this report. . The proposed subdivision makes adequate provision for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by this chapter; Finding: The proposed subdivision is served by adequate urban infrastructure. 5. The proposed subdivision will not cause environmental damage; Finding: The proposed subdivision will not cause environmental damage subject to conditions of approval. The proposed development will preserve and enhance the Bluff Creek corridor. 6. The proposed subdivision will not conflict with easements of record. Finding: The proposed subdivision will not conflict with existing easements, but rather will expand and provide all necessary easements. . The proposed subdivision is not premature. A subdivision is premature if any of the following exists: ao Lack of adequate storm water drainage. Lack of adequate roads. Lack of adequate sanitary sewer systems. Lack of adequate off-site public improvements or support systems. Galpin Business Park January 15, 2002 Page 21 Finding: The proposed subdivision is provided with adequate urban infrastructure based on the revision to the plat recommended by staff. SITE PLAN FINDINGS In evaluating a site plan and building plan, the city shall consider the development's compliance with the following: (1) Consistency with the elements and objectives of the city's development guides, including the comprehensive plan, official road mapping, and other plans that may be adopted; (2) Consistency with this division; (3) Preservation of the site in its natural state to the extent practicable by minimizing tree and soil removal and designing grade changes to be in keeping with the general appearance of the neighboring developed or developing or developing areas; (4) Creation of a harmonious relationship of building and open space with natural site features and with existing and future buildings having a visual relationship to the development; (5) Creation of functional and harmonious design for structures and site features, with special attention to the following: ao An internal sense of order for the buildings and use on the site and provision of a desirable environment for occupants, visitors and general community; b. The amount and location of open space and landscaping; C, Materials, textures, colors and details of construction as an expression of the design concept and the compatibility of the same with adjacent and neighboring structures and uses; and d. Vehicular and pedestrian circulation, including walkways, interior drives and parking in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian and vehicular traffic and arrangement and amount of parking. (6) Protection of adjacent and neighboring properties through reasonable provision for surface water drainage, sound and sight buffers, preservation of views, light and air and those aspects of design not adequately covered by other regulations which may have substantial effects on neighboring land uses. Galpin Business Park January 15, 2002 Page 22 Finding: Subject to the revisions contained in the staff report, the proposed site plan is consistent with all plans and specifications and development design standards for the Galpin Business Park and city ordinance. FINDINGS CONDITIONAL USE PERMIT When approving a conditional use permit, the City must determine the capability of a proposed development with existing and proposed uses. The general issuance standards of the conditional use Section 20-232, include the following 12 items: o Will not be detrimental to or endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or the city. Finding: The proposed use will not be detrimental to or endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or the city. 2. Will be consistent with the objectives of the city's comprehensive plan and this chapter. Finding: The proposed use is consistent with the objectives of the city's comprehensive plan and this chapter. o Will be designed, constructed, operated and maintained so to be compatible in appearance with the existing or intended character of the general vicinity and will not change the essential character of that area. Finding: The proposed use will be designed, constructed, operated and maintained so to be compatible in appearance with the existing or intended character of the general vicinity and will not change the essential character of that area based on the proposed design standards. 4. Will not be hazardous or disturbing to existing or planned neighboring uses. Finding: The proposed use is not hazardous or disturbing to existing or planned neighboring uses. o Will be served adequately by essential public facilities and services, including streets, police and fire protection, drainage structures, refuse disposal, water and sewer systems and schools; or will be served adequately by such facilities and services provided by the persons or agencies responsible for the establishment of the proposed use. Finding: The proposed use is served adequately by essential public facilities and services, including streets, police and fire protection, drainage structures, refuse disposal, water and sewer systems and schools. o Will not create excessive requirements for public facilities and services and will not be detrimental to the economic welfare of the community. Galpin Business Park January 15, 2002 Page 23 Finding: The proposed use will not create excessive requirements for public facilities and services and will not be detrimental to the economic welfare of the community. o Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, odors, rodents, or trash. Finding: The proposed use does not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, odors, rodents, or trash. 8, Will have vehicular approaches to the property which do not create traffic congestion or interfere with traffic or surrounding public thoroughfares. Finding: The proposed use has vehicular approaches to the property which do not create traffic congestion or interfere with traffic or surrounding public thoroughfares. 9. Will not result in the destruction, loss or damage of solar access, natural, scenic or historic features of major significance. Finding: The proposed use does not result in the destruction, loss or damage of solar access, natural, scenic or historic features of major significance. 10. Will be aesthetically compatible with the area. Finding: The proposed use is aesthetically compatible with the area. The proposed design standards should assure quality development of the comer. 11. Will not depreciate surrounding property values. Finding: The proposed use will not depreciate surrounding property values. 12. Will meet standards prescribed for certain uses as provided in this article. Finding: The proposed use meets standards prescribed for certain uses as provided in this article. The development complies with the Galpin Business Park standards, the site plan requirements, and the conditional use standards. RECOMMENDATION Staff recommends that the Planning Commission approve the following motions: "The Planning Commission recommends approval of the concept and preliminary Planned Unit Development (PUD 2002-1) rezoning the property from Agricultural Estate District to Planned Unit Development." Galpin Business Park January 15, 2002 Page 24 'q'he Planning Commission recommends approval of preliminary plat for Subdivision #2002-1, Galpin Business Park, plans prepared by Schoell & Madsen, Inc., dated March 2001, creating two lots and two outlots subject to the following conditions: 1. The developer shall enter into a development contract/PUD agreement with the city. 2. The development design standards shall be incorporated as an exhibit to the development contract/PUD agreement. All development of the property shall comply with the design standards. 3. The Galpin Business Park shall be required to pay full park and trail dedication fees pursuant to city ordinance. 4 A 0' to 20' wide wetland buffer (with a minimum average width of 10') shall be maintained around this wetland basin. Wetland buffer areas shall be surveyed and staked in accordance with the City's wetland ordinance. Wetland buffer edge signs shall be installed, under the direction of City staff, before construction begins and shall be purchased from the City for $20 per sign. Any disturbed wetland buffer areas shall be reestablished using native wet meadow species from the Bluff Creek Natural Resources Management Plan (Appendix C: Bluff Creek Environmental Corridor Common Plant Species of Natural Communities) or other species as approved by City staff. In addition, all structures shall maintain a 40' setback from the wetland buffer edge. The wetland buffer and setback shall be shown on the grading plan. 5. Silt fence shall be provided adjacent to all areas to be preserved as buffer or, if no buffer is to be preserved, at the delineated wetland edge. 6. Drainage and utility easements shall be provided over all existing wetlands and storm water ponds. 7. Revised storm water calculations shall be provided. . On the grading plan (Sheet 2 of 5), the directional arrows between CBMH 3 and 4 appear to be going the wrong direction. The rim and invert elevations are not consistent between the grade plan (SP4) and the utility plan (Sheet 3 of 5). Revised plan sheets showing these changes shall be submitted. . Based on the proposed developed area of 3.69 acres, the water quality fees associated with this project are $21,804.21 and the water quantity fees are $16,088.40. Current calculations indicate that the project proposes water quality ponding for approximately 4.41 acres. This results in water quality credits equaling $26,058.69. The project also proposes providing 1 outlet structure, which results in a credit of $2,500.00. At thiS time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $9,333.92. This amount will be finalized prior to final plat approval. 10. Private utility easements will be required for the storm sewer line that runs from Lot 2 to Lot 1. Galpin Business Park January 15, 2002 Page 25 11. Add the following City of Chanhassen Detail Plate Nos. 1002, 1006, 2101, 2103, 2109, 2110, 2203, 3108. 12. Prior to final plat approval, all plans must be signed by a professional civil engineer registered in the state of Minnesota. 13. The pond is required to be designed to National Urban Runoff Program (NURP) standards. 14. Cross-access easements for the shared driveway accesses must be obtained and recorded against the lots. 15. The minimum rock construction entrance must be 75 feet. 16. Show the sanitary sewer service to Lot 2. 17. Revise Arboretum Boulevard to West 78th Street. 18. The minimum storm sewer pipe allowed is 12" RCP. Revise the pond outlet pipe to comply. 19. Revise storm sewer, sanitary and water lines on sheets SP1, SP3 and SP4 to match with the proposed utility plan. 20. Revise detail plate nos. 1004 and 5300 to show the most recent version of the plates. 21. The applicant has submitted drainage calculations for the site; however, additional information is still needed. Staff will work with the applicant's engineer to revise the calculations. Prior to final platting, storm sewer design data will need to be submitted for staff review. The storm sewer will have to be designed for a 10-year, 24-hour storm event. Drainage and utility easements will need to be dedicated on the final plat over the public storm drainage system including ponds, drainage swales, and wetlands up to the 100-year flood level. The minimum easement width shall be 20 feet wide. Emergency overflows from all storm water ponds will also be required on the construction plans. 22. Silt fence shall be added around the perimeter grading limits of the site. The silt fence, shown on the plan adjacent to the existing wetland, should be moved to the top of the existing slope and away from the wetland. Also, this silt fence must be Type llI, heavy-duty. All of the proposed rock construction entrances must be lengthened to 75 feet as per City Detail Plate No. 5301. 23. Minimum 20-foot wide easements will be required over the public portion of the utility lines. 24. Installation of the private utilities for the site will require permits and inspections through the City's Building Department. 25. Each newly created lot will be subject to City sanitary sewer and water hook up charges at the time of building pe~Tnit issuance. The 2002 trunk utility hook up charges are $1,383 per unit for Galpin Business Park January 15, 2002 Page 26 sanitary sewer and $1,802 per unit for water. 26. Public utility improvements will be required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. Detailed construction plans and specifications will be required at the time of final platting. The applicant will also be required to enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. Permits from the appropriate regulatory agencies must be obtained, including but not limited to the MPCA, Department of Health, Watershed District, Carver County, MnDOT, etc. 27. Cross-access easements will need to be obtained and recorded against the lots for each of the entrance drives. 28. On the utility plan: - Revise sheet title to "Preliminary Utility Plan". - Change the 8" tee on the watermain going to Lot 2 to an 8"x6" tee and delete the 8"x6" reducer. - Show the utilities easement. - Add a 6" gate valve on the watermain going to Lot 1 just past the 8"x6" reducer. - Change the type of public watermain from DIP to PVC C-900. - Show the proposed pipe slope of the storm sewer. - Change storm manhole 1 to a 3-foot sump structure. a. Show all of the existing utilities in Galpin Boulevard and W. 78th Street. 29. On the grading plan: a. Show all existing and proposed easements b. Show the benchmark used for the site survey. - Show all of the existing utilities in Galpin Boulevard and W. 78th Street. c. Revise sheet title to "Preliminary Grading, Drainage & Erosion Control Plan." - Remove the proposed water and sanitary sewer lines. 30. If the parcel on the north side of W. 78th Street will be platted, show this area on the preliminary plat sheet. Also, show this area as an outlot or a lot." "The Planning Commission recommends approval of the Conditional Use Permit #2002-1 permitting development within the Bluff Creek Overlay District subject to the following conditions: Native woody species shall be planted on the property north of W. 78th Street from the top of the slope (elevation approximately 958) down to the existing vegetation. Species shall be selected from the Bluff Creek Natural Resources Management Plan (see Appendix C: Bluff Creek Environmental Corridor Common Plant Species of Natural Communities -Maple-Basswood Natural Community Category. A revised landscape plan shall be submitted to the city for approval. Galpin Business Park January 15, 2002 Page 27 o The slope area between the primary and secondary corridor boundaries shall be restored using native vegetation in order to ensure protection of the creek and the surrounding natural communities. 3. Conservation easements shall be placed over all areas within the primary and secondary corridors." "The Planning Commission recommends approval of Site Plan #2002-1 for a 3,960 sq. ft. convenience store and a 2,873 sq. ft. car wash (Kwik Trip), plans prepared by Insites, dated November 29, 2001, subject to the following conditions: 1. The developer shall enter in to a Site Plan Agreement with the city. o The car wash should be constructed of the same materials as the convenience store (brick). If the developer desires to use block, it should be used as a base or foundation material, or in decorative columns, rather than a primary building material. o The north and west elevations of the convenience store shall be provided with an addition 8.5 feet and 14.5 feet of windows on the north and west elevations, respectively. In addition, the northern elevation needs additional articulation. 4. The wing wall around the mechanical equipment shall screen the mechanical equipment from views from the west. o All light fixtures shall be shielded. Lighting shall be shielded from direct off-site view and glare. The canopy lighting shall be completely screened from direct off site views through the use of screening structures around the lights or by recessing the lighting in to the canopy. 6. Pedestrian ramps will be required at all trail/sidewalk access points onto drive aisles. 7. The developer shall increase buffer yard plantings to meet minimum requirements. A revised landscape plan shall be submitted for city approval. 8. The developer shall fully screen parking lots from adjacent roadways through the use of berrning or increased landscaping. 9. The developer shall provide a bicycle parking area and bicycle racks. Additional site furnishing shall be added, such as benches or chairs. 10. The convenience store is required to have an automatic fire extinguishing system. 11. The plans must be prepared and signed by design professionals licensed in the State of Minnesota. 12. The canopy over the pumps must be constructed with non-combustible materials or materials equivalent to one-hour fire-resistive construction. Galpin Business Park January 15, 2002 Page 28 13. Detailed occupancy related requirements couldn't be reviewed until complete plans are submitted. 14. The proposed building on lot 2 was not reviewed for building code compliance. 15. Utility plans: The water service and sanitary sewer service for Lots 1 and 2 must have independent connections to the public utility lines. The flow direction from CBMH 4 to CBMH 3 on sheet 3 of 5 is incorrect. The water service for Lot 1 must be sized for domestic and fire suppression demand and a PIV is required. The utility plan sheets submitted must correspond with each other. 16. The owner and or their representative shall meet with the Inspections Division as soon as possible to discuss plan review and permit procedures. 17. The building is required to be fire sprinklered in accordance with NFPA 13. 18. A PIV will be required for the convenience store. Contact Chanhassen Fire Marshal for exact location. 19. "No parking fire lane" signs are required as well as curbing to be painted yellow. Contact Chanhassen Fire Marshal for exact location of signs as well as curbing to be painted yellow. 20. The fire hydrant located on the northwest corner of the property will be required to be moved easterly approximately 20 feet. Contact Chanhassen Fire Marshal for exact re-location. 21. Location of the fire department sprinkler connection on the convenience store will be required to be located on the west side of the building. Contact Chanhassen Fire Marshal for exact location. 22. A 10-foot clear space must be maintained around fire hydrants i.e., street lamps, trees, shrubs, bushes, Xcel Energy, Qwest, Cable TV and transformer boxes. This is to ensure that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance #9-1. 23. Comply with the Chanhassen Fire Department/Fire Prevention Division regarding premise identification. Pursuant to Chanhassen Fire Department/Fire Prevention Division Policy # 29- 1992. 24. Comply with water service installation policy for commercial and industrial buildings. Pursuant to Inspection Division Water Service Installation Policy #34-1993. Copy enclosed. 25. Comply with the Chanhassen Fire DepartmenffFire Prevention Division Policy concerning maximum allowed size of domestic water on a combination domestic/fire sprinkler supply line. Pursuant to Chanhassen Fire Department/Fire Prevention Division Policy #36-1994. Copy enclosed. Galpin Business Park January 15, 2002 Page 29 26. Comply with the Chanhassen Fire department/Fire Prevention Division Policy regarding notes to be included on all site plans. Pursuant to Chanhassen Fire Department/Fire Prevention Division Policy #4-1991." ATTACHMENTS 1. Findings of Fact and Recommendation 2. Development Review Application 3. Narrative: Galpin Business Park 4. Developer Submitted Development Design Standards 5. Reduced Copy Preliminary Plat 6. Reduced Copy Kwik Trip Site Plan 7. Memo from Mark Littfin to Robert Generous dated 12/27/01 8. Public Hearing Notice and Mailing List 9. Letter from Bill Weckman, Assistant County Engineer 10. Bluff Creek Overlay Map CITY OF CHANHASSEN CARVER AND HE--PIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION IN RE: Application of Paul D. Anderson of WCL Associates, Inc. and Chuck Sameluk, Chanhassen, LLC, for Planned Unit Development, Site Plan, Conditional Use Permit and Subdivision approvals. On January 15, 2002, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of WCL Associates, Inc. for a Planned Unit Development rezoning property from Agricultural Estate District, A-2, to Planned Unit Development, PUD, for a neighborhood commercial development with a conditional use permit for development with in the Bluff Creek Overlay District, site plan approval for a 3,960 sq. ft. convenience store and a 2,873 sq. ft. car wash Kwik Trip), and subdivision approval to create two lots and two outlots for Galpin Business Park. The Planning Commission conducted a public hearing on the proposed Planned Unit Development preceded by published and mailed notice. The Planning Commission heard testimony from all interested persons wishing to speak and now makes the following: FINDINGS OF FACT o o The property is currently zoned Agricultural Estate District, A-2. The property is guided in the Land Use Plan for Commercial/Residential - Medium Density/Parks and Open Space. The legal description of the property is: see attached Exhibit A. The Zoning Ordinance directs the Planning Commission to consider six (6) possible adverse affects of the proposed amendment. The six (6) affects and our findings regarding them are: a) The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan. b) The proposed use is or will be compatible with the present and future land uses of the area. , . c) The proposed use conforms with all perfmTnance standards contained in the Zoning Ordinance. d) The proposed use will not tend to or actually depreciate the area in which it is proposed. e) The proposed use can be accommodated with existing public services and will not overburden the city's service capacity. f) Traffic generation by the proposed use is within capabilities of streets serving the property. Section 20-110: (1) Is consistent with the elements and objectives of the city's development guides, including the comprehensive plan, official road mapping, and other plans that may be adopted; (2) Is consistent with this division; (3) Preserves the site in its natural state to the extent practicable by minimizing tree and soil removal and designing grade changes to be in keeping with the general appearance of the neighboring developed or developing or developing areas; (4) Creates a harmonious relationship of building and open space with natural site features and with existing and future buildings having a visual relationship to the development; (5) Creates a functional and hmTnonious design for structures and site features, with special attention to the following: a. An internal sense of order for the buildings and use on the site and provision of a desirable environment for occupants, visitors and general community; b. The amount and location of open space and landscaping; c. Materials, textures, colors and details of construction as an expression of the design concept and the compatibility of the same with adjacent and neighboring structures and uses; and d. Vehicular and pedestrian circulation, including walkways, interior drives and parking in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian and vehicular traffic and arrangement and amount of parking. (6) Protects adjacent and neighboring properties through reasonable provision for surface water drainage, sound and sight buffers, preservation of views, light and air and those aspects of design not adequately covered by other regulations which may have substantial effects on neighboring land uses. Section 20-232: a. Will not be detrimental to or enhance the public health, safety, comfort, convenience or general welfare of the neighborhood or the city. b. Will be consistent with the objectives of the city's comprehensive plan and this chapter. , c. Will be designed, constructed, operated and maintained so to be compatible in appearance with the existing or intended character of the general vicinity and will not change the essential character of that area. d. Will not be hazardous or disturbing to existing or planned neighboring uses. e. Will be served adequately by essential public facilities and services, including streets, police and fire protection, drainage structures, refuse disposal, water and sewer systems and schools; or will be served adequately by such facilities and services provided by the persons or agencies responsible for the establishment of the proposed use. f. Will not create excessive requirements for public facilities and services and will not be detrimental to the economic welfare of the community. g. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, odors, rodents, or trash. h.. Will have vehicular approaches to the property which do not create traffic congestion or interfere with traffic or surrounding public thoroughfares. i. Will not result in the destruction, loss or damage of solar access, natural, scenic or historic features of major significance. j. Will be aesthetically compatible with the area. k. Will not depreciate surrounding property values. 1. Will meet standards prescribed for certain uses as provided in this article. The planning report # 2002-1 PUD, 2002-1 CUP, 2002-1 Site Plan dated January 15, 2002, prepared by Robert Generous, et al, is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the Planned Unit Development, Conditional Use Permit, Site Plan, and Subdivision for Galpin Business Park. ADOPTED by the Chanhassen Planning Commission this 15th day of January, 2002. CHANHASSEN PLANNING COMMISSION BY: Its Chairman ATTEST: Secretary g:\plan\bg\development review\galpin business park.doc CITY OF CHANHASSEN 690 COULTER DRIVE CHANHASSEN, MN 55317 (612) 937-1900 DEVELOPMENT REVIEW APPLICATION ~%PP~CANT: Paul D. Anderson, WCL Associates, Inc.OWNER:Chuck Sameluk, Partner Chanhassen, LLC ADDRESS: 1433 Utica Avenue South. Suite 162 St. Louis Park, MN 55416 'TELEPHONE (Daytime) (952) 541-9969 ADDRESS: 4940 Vikin~ Drive, Suite 424 Minneapolis, MN 55435 TELEPHONE: (952) 835-3600 Comprehensive Plan Amendment x Conditional Use Permit Interim Use Permit Temporary Sales Permit Vacation of ROW/Easements Variance .Non-conforming Use Permit Wetland Alteration Permit X J~lanned Unit Development* Zoning Appeal Rezoning Zoning Ordinance Amendment Sign Permits Sign Plan Review x Notification Sign x Site PJan Review* X Escrow for Filing Fees/Attorney Cost** ($50 CUP/SPRNACNAR/WAP/Metes and Bounds, $400 Minor SUB) x Subdivision* TOTAL FEE $ ,A list of ail property owners within 500 feet of the boundaries of the property must be included with the application. Buffding material samples must be submitted with site plan reviews. ~'l'wenty-six full size folded copies of the plans must be submitted, including an 81/2" X 11" reduced copy of transparency for each plan sheet. Escrow will be required for other applications through the development contract ~D-FE- When mu~iple applications are processed, the appropriate fee shall be charged for each application. ' PROJECT NAME Galpin Business Park, Ch~nha.~.~_,, [A.C ]-E)DA~ON NE Corner of HiRhwa¥ 5 and Galpin Boulevard LEGALDESCR1PTION That part o[ the Southwest Quarter of Section 10. Township 116, Range 23, see Preliminary Plat. 'TOTAL ACREAGE 8.5 2 PRESENT x YES NO PP~ESENTZON1NG A2, A~riculture 1~EQUESTED ZONING PUD P~tES~NT LAND USE DESIGNATION Comme. rcial NPdi,m Oan.~ry p~rk.~ and 1~EQUESTEDLAND USE DESIGNATION Commercial Medium Density parks and open space. ]:~ASON FOR THIS REQUEST To develop the parcel for neighborhood convenience/commercial use, see Narrative. q'his application must be completed in full and be typewritten or clearly printed and must be accompanied by all information and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning Depad. me~ to determine the specific ordinance and procedural requirements applicable to your application. A determination of completeness of the application shall be made within ten business days of application submittal. A written ~tice of application deficiencies shall be mailed to the applicant within ten business days of application. 'Th'Cs is to certify that I am making application for the described action by the City and that I am responsible for complying with all City requirements with regard to this request. This applica!ion should be processed in my name and I am the party whom the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership (either copy of Owner's Duplicate Certificate of. Title, Abstract of Title or purchase agreement), or I am the authorized person to make :~his application and the fee owner has also signed this application. 1 w~ keep myseff informed of the deadlines for submission of material and the progress of this application. I further understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of ~ny know~edg~. , Sig~ J-ee owner ~ Ap. plicai~o~ Received on f Z/1~' / ¢I Fee Paid -The c'rty hereby notifies the applicant that development review cannot be completed within 60 days due to public hearing zequirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day extension/cfor development review. Development review shall be completed within 120 days unless additional review exte.~,~~d by the applicant. Date Receipt No. -J'he applicant should contact staff for a copy of the staff report which will be available on Friday prior to the meeting. :if not contacted, a copy of the report will be mailed to the applicant's address. NARRATIVE GALPIN BUSINESS PARK Chanhassen, Minnesota WCL ASSOCIATES INC. Architecture Interiors Galpin Business Park, Chanhassen, LLC requests the rezoning of the property at the Northeast corner of Highway 5 and Galpin Boulevard from A2, agriculture to a PUD. The PUD is to create a modified version of the neighborhood business district. Our goal is to provide a development that focuses on neighborhood conveniences and services for the surrounding residential areas. We currently have Kwik Trip, a combined gas station, convenience store and car wash as the lead development. Future development could include a drug store, a bank, possibly a small retail center with video, laundry, coffee shop, restaurants, etc. The property is to be subdivided into four lots, labeled Lot 1, Lot2, Outlot 'A' and Outlot 'B'. Lots 1, 2 and Outlot 'A' are contiguous. Lot 1 is to be developed by Kwik Trip Stores. Lot 2 is to be developed in the future. Outlot"A' consists of an existing large wetland which is part of the Bluff Creek Overlay District, the retention pond for the proposed development and an access drive to West 78th Street. Outlot 'B' is separated from Lot 1, 2 and Outlot 'A' by West 78th Street and is to be undeveloped. Upon acceptance and completion of the PUD, Qutlots 'A' and 'B' are to be donated to the City to be incorporated into the City park system. The PUD proposes: Landscape Transfer: It is the developments intention to use Outlots 'A' and 'B' as a landscape reservoidtransfer to offset higher ground surface coverages on Lots 1 and 2. In exchange for minimal or no hardsurface development on Outlot 'A' and 'B', Lots 1 and 2 are allowed up to 90% hardsurface coverage. However, the entire development would still be less than 45% developed. Current City standard is 65%. 1433 Utica Avenue South Minneapolis, MN 55416 Fax: (952) 541-9554 Phone: (952) 541-9969 A 10' drive aisle setback along Galpin Boulevard and West 78th Street in addition to the 20' parking setback. A 50' drive aisle setback along Highway 5 in addition to the 70' parking setback. · Multiple structures upon a single lot. Controlled/limited access to Galpin and West 78th Street. No access to Highway 5. Protection of the remaining existing natural vegetation in the Bluff Creek Overlay District, Outlots 'A' and 'B'. There is no vegetation currently on Lots 1 and 2. Landscape buffer/transition - The addition of multiple trees and shrubs to Outlots 'A' and 'B' enhances their natural wooded state and provides additional wildlife habitat. Further, it enlarges the landscape buffer/transition from the residential areas to the north and east and Highway 5 to the southeast. Donate Outlots 'A' and 'lB' to the City for inclusion to the City park system. This will be accomplished once the developer closes on the land and has a finalized cross access agreement negotiated with the City. Higher quality architectural standards. Compatible/cohesive design throughout the development. There are numerous additional benefits to the City: The project is geared toward neighborhood services. This will greatly benefit the surrounding residential areas. Residents will be able to walk or bike to the development instead of driving to distant services. Being adjacent to. the Bluff Creek Trail will encourage additional trail use and provide a place to stop for refreshments. The proposed location off of Highway 5 does not draw vehicular traffic into a residential area. Low density development fits well with the surrounding residential areas and character. · Smaller scale buildings are more appropriate to the neighborhood. · Increase the tax base of the City. · No tree removal or loss of natural vegetation. · Limited building material options that are of higher quality. Kwik Trip Kwik Trip is a convenience store with fuel and a car wash operation. It is to be located on Lot 1 in the Southeast corner of Galpin Boulevard and West 78th Street. The plan includes a 3,960 s.f. convenience store, a detached 2,873 s.f. automatic touchless car wash, 40 x 123 x 20 high canopy, 9 gasoline pumps, 1 diesel pump, 4 underground fuel storage tanks, 2 vacuums and a monument sign on a 1.87 acre site. Greenspace will cover 18% of Lot 1. GALPIN BUSINESS PARK CHANHASSEN, LLC DEVELOPMENT DESIGN STANDARDS (PUD) A. Intent Galpin Business Park is a PUD created to accommodate neighborhood services and conveniences. The use of PUD zoning is to allow for a greater variety of uses, the internal transfer of density and construction phasing. In return, the development provides higher quality architectural standards and a more environmentally sensitive project. The goal is to preserve open space, protect wetlands and retain existing vegetation through the efficient/shared use of land, transitional and buffer landscapes. All future lots that are developed are to be reviewed based upon the development use and standards listed below. All submittals are to consist of: Architectural site plan Rendered building elevations Material board Grading and utility plans to conform to current city standards in effect when the proposed new development is submitted for review. Landscape plan to conform to the city landscape ordinance in effect at the adoption of this PUD. Color rendering/photo-composite images of the new work proposed as seen from Highway 5 midpoint along the wetland in Lot 3, the intersection of Highway 5 and Galpin and the intersection of Galpin and West 78th Street. Three total. Mutual access, cross easements and maintenance agreements are required of all property owners. If discrepencies arise between the PUD and other sections of the city ordinances, the stated PUD shall govern. B. Permitted Uses The permitted uses for this PUD shall consist of and be limited to those listed and described below or as approved by the city council. The city council shall interpret whether or not a future use meets the following definitions. Convenience store with gas pumps, freestanding canopy and car wash. Dry cleaning and laundry pick-up stations. Retail shops with a single covered drive thru. Self service laundry. Shopping center with a single covered drive thru. Day care. Offices - professional and business. Health services/medical facilities. Financial institutions with a covered drive thru. Small appliance and shoe repair shops. Personal service establishments. Standard restaurants without a drive thru. Fast Food restaurants without a drive thru, and integral with a multi-tenant building. Veterinary clinics. Private clubs and lodges. Community Centers. Hotels and motels with entry canopy/drive thru. Ancillary approved uses (in conjunction with and integral to a primary use). Showroom/display areas - up to 50 percent of the tenant floor space. Storage areas. Telecommunications antennas/dishes if concealed from view at the public right of way. Parking. Trash/equipment enclosures. Up to a four lane covered drive thru. Outdoor storage dispensing display is allowed at the convenience store if limited to ice machine, secure propane tank storage. Prohibited uses: Outdoor storage and/or sales areas unless specifically approved by the city council. Automotive sales, service and repair. Fast food with a drive thru. Drive thru's located on the building front elevation to Highway 5. C. Setbacks The development is to be regulated by the Highway 5 corridor HC-2 District and the PUD standards. There are no minimum requirements for building, parking or drive aisle setbacks on the interior lot lines within the PUD. Frontage Minimum Setback Maximum Setback Building/Parking/Drive Aisle Building Highway 5 70?70'/50' 150' Galpin Boulevard 30'/20'/10' 100' West 78th Street 50'/20'/10' 100' Bluff Creek Overlay 40'/20'/10' N/A Wetland (Shown Outlot 3) 50'/20'/10' N/A D. Lot Coverage The hard surface lot coverage will be limited to a maximum of 65% over the entire site. Any single lot may exceed the 65% requirement. The hard surface area of each lot is as follows: Lot Total Area HARDSURFACE AREA Building Paving (up to) % (up to) Footprint (up to) Lot 1 81,510 sf/1.87 ac 12,000 s.f. 61,359 s.f. 90% Lot 2 78,973 sf/1.81 ac 20,000 s.f. 43,178 s.f. 80% Outlot A 167,539 sf/3.85 ac 0 s.f. 16,754 s.f. 10% Outlot B 42,902 sf/.98 ac 0 s.f. 0 0% Total: 370,924 sf/8.52 ac 32,000 s.f. 121,291 s.f. 41% E. Development Standards 1. More than one principal structure may be placed on one platted lot. . Building heights shall be limited to 3 stores or 40', as measurement to the highest point from the top of the first floor elevation. The measurement shall include architectural details (parapets), transmission antennas, transmission equipment, satellite dishes, and non-structural building elements. Pitched roofs shall be measured to the midpoint of the roof. 3. All utilities are required to be underground. . Each developed lot to provide pedestrian access from the public sidewalk along Galpin Boulevard to the principal buildings. 5. Each developed lot to provide bicycle parking. . Parking quantities and stall sizes are to meet current city standards in effect when the proposed new development is submitted for review. . Shared parking shall be required throughout the project. Parking stalls may be located on the adjacent development as negotiated between the affected parties. F. Building Materials and Design In order to meet the requirements of a PUD, the development must demonstrate a higher quality of architectural standards and design. 2. All materials shall be of high quality and durability. Masonry or higher quality materials o , o . o o o shall be used. Color shall be integral to the material used, i.e. colored CMU, brick, or stucco. No painted masonry surfaces will be allowed. Colored mortar is encouraged but not required. Acceptable materials include: a. Brick. b. CMU/Block - shall be of a decorative nature with either a split/rock face, burnished, fluted or scored. c. Concrete - may be poured in place, tilt-up or precast. It shall be finished in stone/aggregate, textured, coated or painted. d. Stucco or EIFS. e. Stone - natural or manmade. f. Glass - clear, colored, textured, translucent or glass block. g. Laminated shingles, standing seam metal roofs, concrete or quarry tile roofs, or other materials as approved by the city council are to be used on all pitched roofing. h. Metal panels, siding or structures may only be used for canopies, soffits, trim, HVAC screens and building accents. i. Paved areas shall consist of any of the following: bituminous, stamped/colored bituminous, concrete, stamped/colored concrete, brick or stone pavers. All materials color, size and texture are to be approved.to assure compatibility with the PUD. All accessory structures shall be complementary to the primary structure. All building and mechanical equipment, processing machinery, etc. mounted either on the ground, building or roof shall be screened from view from adjacent public right of ways. Screens shall consist of parapets and/or walls of compatible appearing materials or camouflaged to blend into the building or surroundings. Wooden fences are prohibited. Large unadorned concrete panels and CMU walls; solid unrelieved walls without architectural detailing, changes in material, color, accents, fenestrations, etc.; or walls without significant visual interest in keeping with the mass, size and scale of the wall as viewed from public ways shall be prohibited. Buildings shall have varied and interesting detailing. No two structures are to be identical. All walls to incorporate architectural interest through building design or appropriate landscaping. Acceptable design shall incorporate changes in materials and colors, materials with textured surfaces, aggregate, etc. and/or offsets in the building walls. Each primary building shall incorporate one or more of the following: pitched roof, stepped parapet/roofs, or raised tower elements depending upon the scale and type of building. Other architectural elements such as arches, vaults, canopies, recessed entries and niches, colonnades, detailing, etc., may be used to add architectural interest, direction or articulation to the buildings. Each building shall incorporate space within the building or adjacent enclosed or screened structure for recyclables. 10. 11. 12. 13. e. . . . . . . All building facades visible from a public right of way must be treated comparable to the rest of the building. Design elements must be used nearly equally on all sides. Overhead doors where required, are to be screened as best as possible without interfering with their use or creating a safety hazard. Screening may consist of landscaping, earthen berms, or walls built to match the building. Screening does not need to be complete. Drive thru, up to 4 stalls, are allowed if used in conjunction with a financial institution, pharmacy, grocery or other occupancy approved by the city council. No drive thru will be allowed for fast food restaurants. The drive thru must be connected to the principal building. Materials must be of complementary appearance to the primary building. A convenience center fueling station canopy up to 20' above finished grade is allowed. Site Landscaping and Screening The master landscape plan for Galpin Business Park shall be the design guide for the site landscape developments. Each lot must present a landscape plan for approval with the site plan review. Total quantity of landscaping along Highway 5, West 78th Street and Galpin Boulevard shall comply with Buffer Yard Standard B, City Landscape Ordinance for Vehicular Areas, and Foundation and Aesthetic Plantings. Up to 40% of the canopy and understory trees required by city ordinance for Lot 1 and Lot 2 may be relocated onto Outlot 'B' to further enhance and buffer the residential area to the north. Outdoor storage of materials is prohibited unless it has been specifically approved during site plan review. All approved outdoor storage must be screened with either masonry walls/fences, landscaping or a combination of the two. Landscape berming is encouraged for use in screening elements such as overhead doors, parking; equipment and trash enclosures. Maximum slope 33%. The berm is to be sodded, seeded or covered with a wood or stone landscape mulch. The same type of mulch must be used throughout the entire development. Mulch areas must be bordered by sidewalk, curbing, brick pavers, masonry pavers, metal or plastic edging materials. Landscaping may be installed incrementally as the lots are developed. Lot 1, Outlot 'A' and Outlot 'B' are to be completed simultaneously. Grass areas with potential for erosion are to be sodded or seeded with erosion control fabric per master plan. The landscape areas within Lot 1 and Lot 2 are to be irrigated. On Lot 1 and Lot 2, deceased trees and shrubs within the buffer yard are to be replaced in kind as originally approved, within one year unless approved by the city council. Trees and shrubs are to be maintained, pruned, and trimmed of dead branches, volunteer grasses and weeds. Lawn areas are to be mowed regularly. Wood mulches are to be replenished to a like new condition every five years or less. . , o 10. 11. U. . . . . . Prairie grasses and similar natural vegetation is to be left in a natural state. Loading docks shall be screened year round from view of public right of way by walls, berms, landscaping, a combination thereof, or as approved by the city council. Retaining walls may be used to accommodate changes in grade elevations. Acceptable materials include natural stone, cut stone, and integral color concrete block retaining wall systems. Wood retaining walls are prohibited. Perimeter public parking adjacent and/or fronting the public right of ways is to be screened to the height of 3' above the parking surface. This may be accompanied by landscaping, berms, fences or any combination thereof. Drive aisles adjacent to and/or fronting the public right of way do not require screening. Signage Galpin Business Park, Chanhassen, LLC, shall be permitted one shared pylon sign. The pylon sign shall be located along Highway 5 near Galpin Boulevard and setback a minimum of 35' to the support. The pylon is to be no more than 20' above finished grade t© the highest point. A maximum of 80 s.f. of sign face per side is allowed. One monument sign each is allowed for Lot 1 and Lot 2. The monument signs are to be 10' above grade. A 8' high sign on a 2' tall masonry base. A maximum of 80 s.f. of sign face per side is allowed. The pylon and monument sign bases and supports are to be of masonry materials (brick, decorative CMU, stone or stucco) to match the primary buildings, be consistent, and to compliment each other. Sign faces shall be colored translucent plastic. Signs are to be internally lit. City staff to approve individual sign faces for color and content. Signage throughout the development shall be consistent in size, location, heights, materials and illumination. Wall signs shall be as permitted below. Maximum Percentage of Wall Wall Area in Square Feet Total Square Footage of Signs 15% 0-600 90 13% 601-1,200 156 11% 1,201 -1,800 198 9% 1,801 -2,400 216 7% 2,401-3,200 224 5% 3,201-4,500 230 3% 4,500+ 240 6. All signs shall require a separate sign permit. I. Lighting . Site lighting throughout the development shall be consistent. Access roadways to be lit comparable to the existing lighting on West 78th Street. A uniform average of up to 7 footcandles is to be provided throughout the developed areas. Up to 70 footcandles may be used below canopies and drive thrus. Canopy and drive thru lights must be recessed. 2. Site area lighting to be shoe box fixtures with metal halide lamps. . Light poles to be consistent throughout the development, square, prefinished, 30' maximum to the highest point. . All site lighting must be shielded to prevent any off site spillage and glare. A maximum of 1 to 2 footcandles are allowed along the property lines at Highway 5 and West .78th Street. (G:\2001 \22_crc\corres pond ence\dds, wpd) ~ ~' Exhibit A That part of the Southwest Quarter of Section 10, Township 116, Range 23,. and that part of the Northwest Quarter of Section 15, Township 116, Range 23, Carver County, Minnesota, which lies southeasterly of County Road No. 117 (also known as Galpin Lake Road, and shown as Galpin Boulevard in Parcel 216B of Minnesota Department of Transportation Right of Way Plat No. 10-14 recorded as Document No. 279658); northerly of State Trunk Highway No. 5 (Shown as Trunk Highway No. 5 in Parcel 216B of Minnesota Department of Transportation Right of Way Plat No. 10-14 recorded as Document No. 279658); and Southwesterly and Westerly of the following described line: Commencing at the West Qu~arter Comer of said Section 10; thence on an assumed bearing of South 01 degrees 56 minutes 40 seconds East along the west line of said Southwest Quarter, a distance of 1213.40 feet; thence North 88 degrees 03 minutes 20 seconds East, a distance of 1190.41 feet to a point on a 3452.34 foot radius curve, the center of circle of said curve bears North 79 degrees 30 minutes 09 seconds West from said point; thence Southwesterly along said curve, a distance of 383.79 feet, central angle 6 degrees 22 minutes 10 seconds; thence South 71 degrees 42 minutes 20 seconds' East a distance of 301.07 feet; thence South 18 degrees 17 minutes 40 seconds West, a distance of 466.33 feet to the point of beginning of the line to be described; thence North 65 degrees 12 minutes 03 seconds West a distance of 309.00 feet; thence along the last described line South 65 degrees 12 minutes 03 seconds East, through the point of beginning a distance of 715.27 feet; thence South 27 degrees 55 minutes 06 seconds East a distance of 506.30 feet to the south line of'said Southwest Quarter of Section 10; thence South 00 degrees 00 minutes 05 seconds East, a distance of 63.86 feet to the northerly right-of-way line of said Minnesota Trunk Highway No. 5, where said line terminates. .... OF WE'n_AND ~ LEG,N. DESCRIPTION 23. c.~ co~, MINNESOTA, I~IK~I LI~ SOnY (~' C~N~ R~ ~. 117 ~ AT ~ ~ ~R ~ ~ ~D ~ ~ 17 MI~ ~ ~m ~, A ~ ~ 4~8.~ F~T TO THE ~NO ~ ~T P~ ~ ~ ~ p~ L~ ~E~Y ~ ~E WAY ~t ~. I0~ HIGHWAy NO. $ ........ CHANHASSEN L.L.C. GALPIN BUSINESS PARK ~ wA~r* ~. ~ ~ J 4940 VIKING DR. SUITE 424 u~ ~ ~ CHANHASSEN, MN (.~) ~+e-7~ r~: (g~) ~+e-~ ~ MINNEAPOLIS MN 55435 ........... PRELIMINARY PLAT ~ ' gAT[: M~gH, ZOO1 S.M.I. PR~ECT NO. 65557-001 SHEg 1 OF 5 SHE~S '0' CITYOF CHANH EN 630 CiO' Ce~ter Drive PO Box 147 Cha~d.~asse~, :kfimmota 55317 ])holle 952.937. I900 General Fax ~52. P3Z5739 ~gi~eeri~g Departme~tt Fax 952.937.9152 Btdldi~g Departmem F~x 952,~34.2524 ~[~b Site MEMORANDUM TO: Robert Generous, Senior Planner FROM: Mark Littfin, Fire Marshal DATE: December 27, 2001 SUBJECT: Request for a conditional use permit to develop within the Bluff Creek Overlay District concept and preliminary plan unit development (PUD) approval to re-zone property from agricultural estate to planned unit development for a neighborhood business, subdivision to create two lots and two outlots on 8.52 acres and site plan review for a 3,960 square foot convenience store and a 2,873 square foot car wash for property located at the northeast comer of Highway 5 and Galpin Boulevard, Galpin Business Park, WCL Associates. Planning Case: 2002-1 CUP, 2002-1 PUD and 2002-1 Site Plan I have reviewed the site plan for the above project. In order to comply with the Chanhassen Fire Department/Fire Prevention Division, I have the following fire code or city ordinance/policy requirements. The site plan was based on the available information supplied at this time. If additional plans or changes are submitted, the appropriate code or policy items will be addressed. 1. The building is required to be fire sprinklered in accordance with NFPA 13. 2. A PIV will be required for the convenience store. Contact Chanhassen Fire Marshal for exact location. , "No parking fire lane" signs are required as well as curbing to be painted yellow. Contact Chanhassen Fire Marshal for exact location of signs as well as curbing to be painted yellow. . The fire hydrant located on the northwest comer of the property will be required to be moved easterly approximately 20 feet. Contact Chanhassen Fire Marshal for exact re- location. o Location of the fire department sprinkler connection on the convenience store will be required to be located on the west side of the building. Contact Chanhassen Fire Marshal for exact location. The Orr of Ch~mhasseJ~, ,4 .~;'o~.,i~.~ comm~titr with c/e~.2: lakes, Mr. Robert Generous December 27, 2001 Page 2 , o o o 10. A 1 O-foot clear space must be maintained around fire hydrants i.e., street lamps, trees, shrubs, bushes, Xcel Energy, Qwest, Cable TV and transformer boxes. This is to ensure that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance #9-1. Comply with the Chanhassen Fire Department/Fire Prevention Division regarding premise identification. Pursuant to Chanhassen Fire Department/Fire Prevention Division Policy # 29-1992. Comply with water service installation policy for commercial and industrial buildings. Pursuant to Inspection Division Water Service Installation Policy #34-1993. Copy enclosed. Comply with the Chanhassen Fire Department/Fire Prevention Division Policy concerning maximum allowed size of domestic water on a combination domestic/fire sprinkler supply line. Pursuant to Chanhassen Fire Department/Fire Prevention Division Policy #36-1994. Copy enclosed. - Comply with the Chanhassen Fire department/Fire Prevention Division Policy regarding notes to be included on all site plans. Pursuant to Chanhassen Fire Department/Fire Prevention Division Policy #4-1991. g:\safety~rnl\pirev2002-1 CITYOF 690 Ci{y Center Drive, PO Box 147 Chanhassen, Minnesota 55317 Phone 612.937. I900 General Fax 612.937.5739 Engineering Fax 612.937.9152 _Public Safe~y Fax 612.934.2524 Web www. d. chanhassen.mn, us WATER SERVICE INSTALLATION POLICY FOR COMMERCIAL AND INDUSTRIAL BUILDINGS 1) The Inspections Division shall be responsible for issuance of permits No permit shall be issued until approval of plans have been obtained from the following: a) Engineering Department b) Fire Marshal c) Minnesota Department of Health d) Plumbing Inspector 2) d) Mechanical inspectors will do all installation inspections and witness the hydrostatic and conductivity tests. Call 937-1900 ext. 31 to schedule an inspection. Inspection and Test Requirements ~ ~ : . a) All pipes shall be inspected before being covered, phOne 937-1900, ext. 31, to schedule inspections. A 24 hour notice is required. b) Conductivity test is required. The pipe shall be subjected to : · minimum 350 amp test for a period of not less than 5 minutes. c) Hydrostatic test required. All pipe shall be subjected to a hydrostatic pressure of 150 PSI for 2 hours. Allowable pressure drop shall not exceed 1 PSI. Pipe shall not be run under buildings - NFPA 24, 8-3.1. Inspections Division " ~ Water Service Installation Policy #34-1993 Date: :04/15/93 : · : ( ~'.': :~.- ~ : Revised: 4/17/96 · : i ; Pagel0f2?-: . · . , . · 3) Upon approval of the hydro test, the plumbing inspector shall submit a copy of the inspection report to the utility superintendent. The inspection report shall note whether the system is ready for main flush and drawing of water sample for the bug test. 4) Water main flushing shall be witnessed by the utility superintendent. a) Watermain flushing may be scheduled by contacting the utility superintendent at 474-2086. A 24 hour notice is required. b) The utility superintendent shall obtain a water sample for a bacteria test after the main flush and deliver to a testing company. The contractor shall be responsible for testing costs. Allow two weeks for testing results to be returned to the City. c) Upon receiving approval of the water sample test, the utility superintendent shall submit a copy to each plumbing inspector and turn water on to the tested and approved sections of the piping. . 5) An additional supervised flush and flow test will be required and witnessed by the Fire Marshal for services supplying fire suppression systems. The flush and flow test shall be performed in accordance with 1991 edition of NFPA 13, Sec. 8-2.1. Contact the Chanhassen Fire Marshal at 937-1900 ext. 132. 6) Watermain installations shall comply with: a) Minnesota Plumbing Code, Chapter 4715 b) Chanhassen Engineering Department, Watermain Specifications c) National Fire Protection Association, Chapter 24 7) Only authorized city employees are permitted to operate city water control valves. For water mm on or off contact the utility superintendent by phone 474-2086. A 24 hour notice is required. Appro~'~v~~re Marshal Inspections Division Water Service Installation Policy #34-1993 Date: 04/15/93 Revised: 04/17/96 Page 2 of 2 .Il CITYOF 6.00 City Center Drive, I~0 Box I47' Chanhassea, Minnesota 55317 ~hone 612.937.1900 Generd.~ax 612.93Z5739 £,~,eering Fax 612.937.9152 fublic Safe~y Fax 612.934.2524 Web www. ci. chan/~assea, m n. us , o . . o o CHANHASSEN FIRE DEPARTMENT POLICY CHANHASSEN FIRE DEPARTMENT NOTES TO BE INCLUDED ON ALL SITE PLANS Fire Marshal must witness the flushing of underground sprinkler service line, per NFPA 13-8-2.1. A final inspection by the Fire Marshal before a Certificate of Occupancy is issued. Fire Department access roads shall be provided on site during all phases of construction. The construction of these temporary roads will conform with the Chanhassen Fire Department requirements for temporary access roads at construction sites. Details are available. Onsite fire hydrants shall be provided and in Operating condition 'during all phases of cOnstruction. - The use of liquefied petroleum gas shall be in conformance with NFPA Standard 58 and the Minnesota Uniform Fire Code. A list of these requirements is available. (See policy #33-1993) All fire detection.. and fire suppression systems shall be monitored by an'approved UL central station with a UL 72 Certificate issued on these systems before final occupancy is issued. · · . An 11" x 14" As. Built shall be provided to the Fire Department. The As Built shall be reproducible and acceptable to the Fire Marshal.'' (See policy #07-1991), · Chanhassen Fire Department Fire PreVention r: Policy #04-1991 Date: 11/22/91 Revised' .06/05/98 Page 1 of 2 . 10. 11. AB.. approved lock box shall be provided on the 'building for fire department use. The lock box should be located by the Fire Department connection or as located by the Fire Marshal. High-piled combustible storage shal1 comply with the requirements of Article #81 of the Minnesota Uniform Fire Code. High-piled combustible storage is combustible materials on closely packed piles more than 15' in height or combustible materials on pallets or in racks more than 12' in height. For certain .special-hazard commodities such as rubber tires, plastics, some flammable liquids, idle pallets, etc. the critical pile height may be as low as 6 feet. Fire lane signage shall be provided as required by the Fire Marshal. (See policy #06-1991). Maximum allowed size of domestic water service on a combination domestic/fire sprinkler supply line policy must be followed. (See policy #36-1994). Appr&ged- Public Safety Director Chanhassen Fire Department Fire Prevention Policy #04-1991 Date: 11/22/91 Revised: 06/05/98 Page 2 of 2 CITYOF SEN' 690 City Center Drive, PO £ox I47 Chanhaxsen, Mianesota 55317 ~/~one 612.93Z I900 General 2:ax 612,937.5739 £ngineering £ax 612,93Z9152 2~ublic Safety Fax 612,934,2524 W~b wzow, ti, chanhassen, mn.us CHANHASSEN FIRE DEPARTMENT POLICY MAXIMUM ALLOWED SIZE OF DOMESTIC WATER SERVICE ON A COMBINATION DOMESTIC/FIRE SPRINKLER SUPPLY LINE 1. Domestic water line shall not be greater than ¼ pipe size of the combination service water supply line. 2. 1 ½" domestic off 6" line. 3. 2" domestic off 8" line. 4. 2 ½ domestic off 10" line. Option 1' Domestic sizes may be increased if it can be calculated hydraulically that the demand by all domestic fixtures will not drop the fire sprinkler water below its minimum gallonage required. Option 2: Combination domestic and fire line service shall have an electric solenoid valve installed on the domestic side of the service. This ~' valve shall be normally powered open and close on loss of electric power or signal from the system water flow indicator. Must be approved by the Chanhassen Fire Marshal and Chanhassen Mechanical Inspector. App~o ~~Marshal Chanhassen Fire DePartment Water Line Sizing Policy #36-1994 Date: 06/10/94 Revised: 11/24/99 Page 1 of! : , CITYOF CHANHASSEN 690 O~y Center Drive, PO Box I47 Cbanhassen, Minnesota 55317 Phone 612.937.1900 General Fax 612.93Z5739 Engineering Fax 612. 937. 9152 Public Safety Fax 612.934.2524 l~/eb wwm cl. chanhassen, mn. us CHANHASSEN FIRE DEPARTMENT POI,ICY' PREMISES IDENTIFICATION General Numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible fi.om the street or road fronting the property. Said numbers shall contrast with their background. Size and location of numbers shall be approved by one of the following - Fire Marshal, Fire Inspector, Building Official, Building Inspector. Requirements are for new construction and existing buildings where no address numbers are posted. Other Reqniremenls - C. enersl 1. Numbers shall be a contrasting color from the background. 2. Numbers shall not be in script. 3. If a structure is not visible from the street, additional numbers are required at the driveway entrance. Size and location must be approved. 4. Numbers on mail box at driveway entrance may be a minimum of 4". However, requirement #3 must still be met. 5. Administrative authority ma:5' require additional numbers if deemed necessary. Retidential Requirement~ (2 or le~ dwelling nnit) 1. Minimum height shall be 5 inches. 2. Building permits will not be finaled unless numbers are posted and approved by the Building Department. Commercial Requirement~ 1. Minimum height shall be ll". 2. Multi-Tenant Buildings a. Building address range, minimum height of 12 inches. b. Address numbers required on all tenant doors. Minimum height of 6 inches. 3. If address numbers are located on a directory entry sign, additional numbers will be required on the buildings main entrance. 4. Signage on overhead/delivery doors will also be required. Appf6ved- Building Official Approve~/~ Marshal Chanhassen Fire Department Fire Prevention Policy #29-1992 Date: 06/15/92 Revised: 4/12/00 Page 1 of 1 NOTICE OF PUBLIC HEARING CHANHASSEN PLANNING COMMISSION MEETING TUESDAY, JANUARY 15, 2002 AT 7:00 P.M. CITY HALL COUNCIL CHAMBERS 7700 MARKET BLVD. PROPOSAL: Galpin Business Park APPLICANT: WCL Associates LOCATION: NE Corner of Hwy. 5 and Galpin Blvd. NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant, WCL Associates, is requesting a conditional use permit to develop within the Bluff Creek Overlay District; concept and preliminary Planned Unit Development (PUD) approval to rezone the property from Agricultural Estate to Planned Unit Development for a neighborhood business; subdivision to create two lots and two outlots on 8.52 acres; and site plan review for a 3,960 sq. ft. convenience store and a 2,873 sq. ft. car wash, for property located at the northeast corner of Hwy. 5 and Galpin Blvd., Galpin Business Park. What Happens at the Meeting: The purpose of this public hearing is to inform you about the applicant's request and to obtain input from the neighborhood about this project. During the meeting, the Chair will lead the public hearing through the following steps: 1. Staff will give an overview of the proposed project. 2. The applicant will present plans on the project. 3. Comments are received from the public. 4. Public hearing is closed and the Commission discusses the project. Questions and Comments: If you want to see the plans before the meeting, please stop by City Hall during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to someone about this project, please contact Bob 227-1131. If you choose to submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. Notice of this public hearing has been published in the Chanhassen Villager on January 3, 2002. ¢- 1 BANEBI 2 CLOVEI 3 CONEF '4 PRIMP( CONE FLO BLUEBONh 8 CHICORY~ POPPY DR ~0 BLU~ SA~ 11WA~E 16 SN~D~ le Way JOHN HENNESSY & DANETTE RENGERS 7305 GALPIN BLVD EXCELSIOR MN 55331 THEODORE A & ANGELA M ELLEFSON 7609 WALNUT CRV CHANHASSEN MN 55317 GARY F & JOYCE E ANDERSON 7650 PRAIRIE FLOWER BL¥ CHANHASSEN MN 55317 LARRY DEAN VANDEVEIRE & BETTY MARGARET VANDEVEIRE 4890 CO RD 10 E CHASKA MN 55318 DAVID K & CHRISTINA J STREETER 7598 PRAIRIE FLOWER BLV CHANHASSEN MN 55317 GERALD O & DARLENE A SODERLIND TRUSTEES OF TRUST 7656 PRAIRIE FLOWER BL¥ CHANHASSEN MN 55317 JOHN HENNESSY & DANETTE RENGERS_...,...,-'/ 7305 GALPIN B_...B,.L,VD~ E_~LSIO~ MN 55331 THEODORE F & MARLENE M BENTZ 7300 GALPIN BLVD EXCELSIOR MN 55331 COLSON CONSTRUCTION INC 21470 EXCELSIOR BLVD EXCELSIOR MN 55331 BLAINE J & KATHY M MICHAEL 7626 PRAIRIE FLOWER BL¥ CHANHASSEN MN 55317 EARLON L MILBRATH & CAROL ANN D MILBRATH 7662 PRAIRIE FLOWER BLV CHANHASSEN MN 55317 MARY E PETERSON 7670 PRAIRIE FLOWER BL¥ CHANHASSEN MN 55317 l P'S LINKS INC CIO JOHN PRZYMUS 642 SANTA VERA DR CHANHASSEN MN 55317 WALNUT GROVE HOMEOW~.~,gS ASSN 2681 LONG LA~.~d21-.-.--"'~ R~ MN 55113 ELANOR H FOUGNER & MARK G FOUGNER 7676 PRAIRIE FLOWER BLV CHANHASSEN MN 55317 FAMILY OF CHRIST LUTH CHURCH 275 EAST LAKE DR PO BOX 388 CHANHASSEN MN 55317 MORRIS L & MURIEL N MULLIN 7630 PRAIRIE FLOWER BLV CHANHASSEN MN 55317 SUSAN M ERICKSON 2198 BANEBERRY WAY W CHANHASSEN MN 55317 BLUFF CREEK PARTNERS C/O LAND GROUP 123 NORTH 3RD ST MINNEAPOLIS MN 55401 DONALD B & JANET L DAHLQUIST 7634 PRAIRm FLOWER BLV CHANHASSEN MN 55317 DENNIS E & ELISSA K ELLEFSON 2194 BANEBERRY WAY W CHANHASSEN MN 55317 IND SCHOOL DIST 112 & CITY OF CHANHASSEN 11 PEAVEY RD CHASKA MN 55318 PATRICIA K KOHN 7638 PRAIRIE FLOWER BL¥ CHANHASSEN MN 55317 BRADLEY A & JODENE B THRODAHL 2190 BANEBERRY WAY W CHANHASSEN MN 55317 IND SCHOOL DIST 112 & CITY OF CHANHASSEN~,,,'"" 11 PEAVEY R?~ C~ MN 55318 CHARLES B & SHIRLEY A ENGH 7642 PRAIRIE FLOWER BLV CHANHASSEN MN 55317 BRIAN D & VALERIE G POWELL 2186 BANEBERRY WAY W CHANHASSEN MN 55317 WALNUT GROVE HOMEOWNERS ASSlX 2681 LONG LAKE RD ROSEVILLE MN 551 !3 DAVID W & LINDA J HAGGBLOOM 7646 PRAIRIE FLOWER BLV CHANHASSEN MN 55317 JEANNE C GILBERTSON 2170 BANEBERRY WAY W CHANHASSEN MN 55317 / ROBERT R & SALLY J SCHULTZ 380 MAROPRET CIR WAYZATA MN 55391 CHARLES E & JEANNE S BEHRING 2162 BANEBERRY WAY W CHANHASSEN MN 55317 LOUIS C ABELA 2163 BANEBERRY WAY W CHANHASSEN MN 55317 LEE S & DEBORAH RAE BELKA 2159 BANEBERRY WAY W CHANHASSEN MN 55317 MOLLY L TIFFANY 2096 BANEBERRY WAY E CHANHASSEN MN STACY A OFTELIE 2092 BANEBERRY WAY E CHANHASSEN MN 55317 55317 DAVID D & GINA M FREITAG 2158 BANEBERRY WAY W CHANHASSEN MN 55317 BRADLEY J & JANETTE M WING 2155 BANEBERRY WAY W CHANHASSEN MN 55317 TODD R & LISA J WAGNER 2088 BANEBERRY WAY E CHANHASSEN MN 55317 GREG P & JULIE A SCHILLER 2201 BANEBERRY WAY W CHANHASSEN MN 55317 DWAYNE L WALKER 2145 BANEBERRY WAY W CHANHASSEN MN 55317 KIMBERLY PETROSKA 2084 BANEBERRY WAY E CHANHASSEN MN 55317 SHAWNA M GRIEP 2197 BANEBERRY WAY W CHANHASSEN MN 55317 ANNETTE M CIESZKOWSKI 2141 BANEBERRY WAY W CHANHASSEN MN 55317 CHARLENE STENDER 2080 BANEBERRY WAY E CHANHASSEN MN 55317 NATHAN R JOHNSON & BRANDILYN E BAWEK 2193 BANEBERRY WAY W CHANHASSEN MN 55317 JUNE M CASEY 2137 BANEBERRY WAY W CHANHASSEN MN 55317 ANGELA MARGARET BOBER 2069 BLUE SAGE LN W CHANHASSEN MN 55317 DORIS FRENCH 2189 BANEBERRY WAY W CHANHASSEN MN 55317 JANET I MARUSKA 2175 BANEBERRY WAY W CHANHASSEN MN 55317 JULIE D WAND 2133 BANEBERRY WAY W CHANHASSEN MN 55317 HOLLY M RICKERT 2129 BANEBERRY WAY W CHANHASSEN MN 55317 CHRISTOPHER CHARLSON 2063 BLUE SAGE LN W CHANHASSEN MN 55317 LINDA J YOUNG 2057 BLUE SAGE LN W CHANHASSEN MN 55317 JOHN F NEWE 2171 BANEBERRY WAY W CHANHASSEN MN 55317 RICHARD M & MARY V ERVASTI 2125 BANEBERRY WAY W CHANHASSEN MN 55317 STEVE W & SALLY A CARROLL 2051 BLUE SAGE LN W CHANHASSEN MN 55317 ERIK J FRITZ & JINA I KUESEL 2167 BANEBERRY WAY W CHANHASSEN MN 55317 JOHN H I-[EMSWORTH 2100 BANEBERRY WAY E CHANHASSEN MN 55317 LAC H TRINH 2050 WATERLEAF LN W CHANHASSEN MN 55317 MICHAEL J HJERMSTAD 2056 WATERLEAF LN W CHANHASSEN MN 55317 SCOTT J & STACY D MISKA 2062 WATERLEAF LN W CHANHASSEN MN 55317 CONNIE L MUNSON 2068 WATERLEAF PL CHANHASSEN MN 55317 CHAD B ANVARY 7744 BUTTERCUP CT CHANHASSEN MN 55317 JANICE M VANDERZEE 7748 BUTTERCUP CT CHANHASSEN MN 55317 JENNIFER L WUEBKER 7752 BUTTERCUP CT CHANHASSEN MN 55317 BRADY A JAMESON 7756 BUTTERCUP CT CHANHASSEN MN 55317 LUIS R & JANET M SAHMKOW 7755 LADYSLIPPER LN CHANHASSEN MN 55317 BARBARA L JOHNSON 7751 LADYSLIPPER LN CHANHASSEN MN 55317 JANET K BEETY 7747 LADYSLIPPER LN CHANHASSEN MN 55317 SCOTT A JOHNSON 7743 LADYSLIPPER LN CHANHASSEN MN 55317 JOEL W ROBERTSON & JANENE A BROOKS 7731 CONEFLOWER CRV S CHANHASSEN MN 55317 JAMES E & JULIE M PERRONE 7729 CONEFLOWER CRV S CHANHASSEN MN 55317 GLORIA KOUKAL 7727 CONEFLOWER CRV S CHANHASSEN MN 55317 DANIEL G & MERIDETH K ORVIS 7725 CONEFLOWER CRV S CHANHASSEN MN 55317 - JULIA C OHMAN 7723 CONEFLOWER CRV S CHANHASSEN MN 55317 NATHAN D PELOWSKI & NICOLE F HEISLER 7721 CONEFLOWER CRV S CHANHASSEN MN 55317 MATTHEW & EMILY HEDBERG 7718 BLUEBONNET BLVD CHANHASSEN MN 55317 BRANDEE L ARRO 7720 BLUEBONNET BLVD CHANHASSEN MN 55317 JACK M GRABER & J PATRICIA ALVAREZ 7722 BLUEBONNET BLVD CHANHASSEN MN 55317 BARBARA C ANDERSON 7724 BLUEBONNET BLVD CHANHASSEN MN 55317 COLLEEN KELLY PUTT 7726 BLUEBONNET BLVD CHANHASSEN MN 55317 GERHART G TOLLER & LISA L GOODWIN-TOLLER 7728 BLUEBONNET BLVD CHANHASSEN MN 55317 NANCY B GLADES 2101 BANEBERRY WAY E CHANHASSEN MN 55317 RHONDA R HAMMERQUIST 2097 BANEBERRY WAY E CHANHASSEN kiN 55317 JEFFREY R PRESCHER 2093 BANEBERRY WAY E CHANHASSEN MN 55317 CHARLES M MORRIS 2089 BANEBERRY WAY E CHANHASSEN MN 55317 KELLY R JEREMIASON & JENNIFER L ALLEN 2085 BANEBERRY WAY E CHANHASSEN MN 55317 FIDEL S & YADIRA VILCHIS 2081 BANEBERRY WAY E CHANHASSEN MN 55317 KAY E PATERSON 7618 CONEFLOWER CRV S CHANHASSEN MN 55317 STACEY M EGGUM 7620 CONEFLOWER CRV S CHANHASSEN MN 55317 CITY OF CHANHASSEN C/O SCOTT BOTCHE~ 690 CITY CEN~LF.t~"'I~ BOX 147 CHANktAJ3SEN MN 55317 JILL A PETERS 7622 CONEFLOWER CRV S CHANHASSEN MN 55317 JEFFREY G SILUS 7624 CONEFLOWER CRV S CHANHASSEN MN 55317 RANDY R BLOCH 7626 CONEFLOWER CRV S CHANHASSEN MN 55317 SCOTT D & ANDRINE M DOCKEN 7628 CONEFLOWER CRV S CHANHASSEN MN 55317 WALNUT GROVE HOMEOWNERS ASSIq 268 I"L~G LAKE RD ROSEVILL-'B-...~ MN 55113 WALNUT GROVE HOMEOWNERS ASSlX 3065'C>F_~TRE POINTE DR N ROSEVIL'L'-E.....~_ MN 55113 WALNUT GROVE VILLAS ASSN 26~'t..LONG LAKE RD ROSE~-LF~. MN 55113 WALNUT GROVE VILLAS ASSN 2681 L"L-'ONG LAKE RD ROSEVILLE '--.. MN 55113 ~.. .. WALNUT GROVE VILLAS ASSN 2681 LONG LAKE RD ROSEVILLE MN 55113 CARVER COUNTY Januaw 3,2002 PUBLIC WORKS DEPARTMENT Carver County Government Center Administration Building 600 East Fourth Street Chaska, Minnesota 55318-2192 Phone (952) 361-1010 Fax (952) 361-1025 Administration Parks Engineering Highway Maintenance Surveying & Mapping - -~ z%. --~- ~7' ,.--.~ ¢ 3 /UU/ To: From: Subject: Robert Generous, Senior Planner- City of Chanhassen . Bill Weckman, Assistant County Engineer ~¢) Planned Unit Development Proposal and Request for Rezoning Galpin Business Park (2002-1 CUP, 2002-1 PUD and 2002-1 Site Plan) Following are comments regarding the Galpin Business Park Planned Unit Development proposal and Request for Rezoning transmitted to Carver County by your memorandum dated December 18, 2001. These comments are not all inclusive and further comments and concerns may evolve as this project progresses and changes. Galpin Boulevard in the location of this proposed development is presently on the County road system and is identified as County Road 117. The long term plans for this portion of County Road 117 include a turnback of this roadway to the City of Chanhassen. Initial conversations concerning this potential turnback had begun three or four years ago but have been discontinued at this time. The comments that follow would be our comments concerning this proposal if this roadway is to remain on the County system. The roadway right of way width needed on this corridor was addressed in the TH 5 reconstruction project (SP 1002-61). . In March 2000 there was a request for an interim use permit on this property allowing for hauling 50,000 cu. yds. of excavation material onto this property. The plan presented as part of this request as developed by Sathre-Berquist Inc. and dated January 14, 2000, indicated that there would be no access directly onto CR 117 (Galpin Boulevard) from this property. Sheets 125 of 407 and 133 of 407 of the TH 5 construction plan developed by Mn/DOT also indicates that there would be no access directly onto CR f17 (Gaipin Boulevard) from this property. Future access to this property was discussed at a meeting held in 2000 regarding this interim use permit request. At that time it was the position of the City of Chanhassen, Mn/DOT, and Carver County that there would be no direct access onto CR 117 from this property. It is our understanding that during the right of way acquisition process this position was changed. Carver County will not issue an access permit for access onto CR 117 without first receiving verification from the City of Chanhassen and/or Mn/DOT that the position has changed regarding access directly onto CR 117 from this property. Carver County also needs to know the conditions for approval of access at this location. We assume the access would be right-in/right-out only. Is the location of the access set? Is a right turn lane required on Galpin Blvd. into the property? Equal Opportunity Employer ?tinted olz 30% Post-Consumer Recycled Paper . . . . Any public utility lines that are to be installed within the CR 117 right-of-way are subject to the utility permit requirements of Carver County. Any proposed grading and installation of drainage structures within the right-of-way of CR 117 is subject to review and approval of Carver County. Development activities (including the installation of both public and private utilities needed to serve the development site) that result in any disturbance of the county highway right-oF way (including tree removal, trench settlements, erosion, and sediment deposits) need to be completed in a manner that leaves the right-of-way in "as good or better condition" than what existed prior to construction. It is requested that the city include a provision in the developer's agreement that requires the developer to be ultimately responsible for the final condition of the county highway right-of-way. A clear understanding of this responsibility will result in fewer project oversight problems for both the County and the City. Any trees or landscaping completed within the right-of-way must be approved by the County. When locating shrubs and trees, consideration should be given to maintaining an acceptable sight distance along the CR 117 corridor and intersections with other roadways. Any trees or shrubs overhanging into the right-of-way could be subject to trimming for safety or overhead utility consideration. Thank you for the opportunity to comment on this proposal. If there are questions regarding these comments, please call me at 952-361-1010. 6rS- --, · n~t Cur~' ~ , / / arv~l. L~c~ Harvest Way 3 Autumn Ri:lge Avenue ('.oulter Blvd 15